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Updated 2025 Tax Year

Thomas County
Property Tax Guide

Everything you need to know about property taxes in Thomas County, NE. Rates, due dates, exemptions, and how it affects your monthly payment.

10 Official Sources
8 min read
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Quick Facts
Tax Rate
1.1024% effective rate for 2025 levy year, varies by district combination
Exemptions
4+ Available
Section 1

How Property Tax Works

Thomas County, Nebraska operates under a property tax system that serves as the primary funding mechanism for local government services, including county operations, schools, fire protection, and other special districts. Property taxes in Thomas County fund essential services such as road maintenance, law enforcement, emergency services, and public education. The county follows Nebraska's standard assessment practices, with properties assessed at 100% of actual value for agricultural and residential properties.

The effective property tax rate for Thomas County is approximately 1.1024% for the 2025 levy year, though actual rates vary significantly by location within the county due to different combinations of special taxing districts. Rural properties may have different district combinations than those in incorporated areas, resulting in rate variations across the county. Property owners should note that their specific tax rate depends on which school district, fire district, natural resources district, and other special assessments apply to their particular location.

Section 2

What Makes Up Your Tax Bill

ComponentRateDescription
County General~0.25%Basic county operations and services
School District~0.65%K-12 public education funding
Fire District~0.05%Fire protection and emergency services
Natural Resources District~0.02%Water and soil conservation programs
Other Special Districts~0.13%Various local improvement districts
Total Average Rate1.1024%FY 2025-2026 composite rate

Note: These rates are estimates for FY 2025-2026 and vary by specific location within Thomas County. Properties in different school districts, fire districts, or special assessment areas will have different total rates. Contact the Thomas County Assessor's office for your specific rate calculation based on your property's taxing districts.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Thomas County, property taxes are due in two installments:

Pro tip: If you pay through mortgage escrow, your lender splits these payments across your monthly mortgage. If you pay directly, set calendar reminders to avoid late penalties.
Section 4

Supplemental Tax Bills

Supplemental taxes in Thomas County are additional property tax assessments that occur when there are changes in property ownership, new construction, or improvements completed after the annual assessment date. These taxes are calculated based on the difference between the old assessed value and the new assessed value, prorated for the remaining portion of the tax year.

Common triggers for supplemental taxes include: completion of new home construction, major renovations or additions, change of property ownership that removes exemptions, or discovery of previously unassessed improvements. For example, if a homeowner completes a $50,000 addition in March and the property was already assessed for the year, a supplemental tax would be calculated on that $50,000 increase in value for the remaining 9 months of the tax year at the applicable tax rate.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value: $300,000
  • Less: Homestead Tax Credit (with application): -$1,500
  • Net Taxable Value: $298,500
  • Annual Tax ($298,500 × 1.1024%): $3,291
  • Monthly Escrow: $274

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value: $600,000
  • Less: Homestead Tax Credit (with application): -$1,500
  • Net Taxable Value: $598,500
  • Annual Tax ($598,500 × 1.1024%): $6,597
  • Monthly Escrow: $550

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value: $1,000,000
  • Less: Homestead Tax Credit (with application): -$1,500
  • Net Taxable Value: $998,500
  • Annual Tax ($998,500 × 1.1024%): $11,007
  • Monthly Escrow: $917

Note: These examples assume qualification for Nebraska's Homestead Tax Credit, which requires annual application. Actual taxes may vary based on specific taxing districts and available credits.

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Section 5

Escrow & Property Taxes

Most mortgage lenders require property tax payments to be held in escrow accounts, where monthly payments are collected along with principal and interest, then paid directly to Thomas County when taxes become due. Lenders typically collect 1/12th of the annual tax bill each month, plus an additional cushion amount to ensure adequate funds are available when payments are due.

Property taxes in Thomas County are typically due in two installments: the first installment in spring and the second in late summer or early fall. Lenders monitor these due dates and make payments from escrow accounts to avoid penalties. Property owners should verify that their lender has current tax information and is making timely payments. Annual escrow analyses may result in payment adjustments if property taxes increase due to reassessments or rate changes.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
  • See how rising taxes will change your monthly payment
  • Plan ahead instead of being surprised by "shortage" letters
Section 6

Frequently Asked Questions

Q: When are property taxes due in Thomas County for FY 2025-2026? A: Property taxes are due in two installments - typically the first in spring and second in late summer or early fall. Contact the Thomas County Treasurer's office for specific due dates.

Q: What tax credits are available and do I need to apply? A: Nebraska offers a Homestead Tax Credit that requires annual application by June 30th. This credit reduces your tax bill (not assessed value) and is NOT automatic - you must apply each year with the county assessor.

Q: How does the Homestead Tax Credit work? A: The Homestead Tax Credit limits annual assessment increases rather than reducing market value. It caps assessment growth and requires filing an application annually. This is a tax credit that reduces your final tax bill.

Q: When are properties reassessed in Thomas County? A: Nebraska conducts annual assessments. Property owners receive assessment notices in spring and have until June 30th to file appeals with the County Board of Equalization.

Q: What are the penalties for late payment? A: Late payments typically incur interest charges and penalties. Contact the Thomas County Treasurer's office for current penalty rates and payment options.

Q: Can I pay property taxes online? A: Check with the Thomas County Treasurer's office for available online payment options and accepted payment methods.

Q: Why do tax rates vary within Thomas County? A: Different combinations of school districts, fire districts, natural resources districts, and special assessments create varying total tax rates across different areas of the county.

Q: How do I find out which special districts apply to my property? A: Contact the Thomas County Assessor's office with your property address or parcel number to determine which taxing districts apply to your specific location and your exact tax rate.

Verified Sources

Backed by 10 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

01
Tax Doc
2025 Certificate of Taxes Levied Reports (CTL) as of ...revenue.nebraska.gov
02
2024revenue.nebraska.gov
03
Comparison 2024 vs. 2025 %Change Property Value, ...revenue.nebraska.gov
04
County
Understanding Property Taxes in Thomas County, Nebraskathomascountynebraska.us
05
Tax Doc
The Basics of Nebraska's Property Taxnebraskalegislature.gov
06
Tax Doc
Nebraska Taxes Onlinenebraskataxesonline.us
07
Homestead Exemptionsthomascountyne.gov
08
Servicesthomascountyne.gov
09
District 42 News and Information - Nebraska Legislaturenews.legislature.ne.gov
10
Column « District 42 News and Information - Nebraska Legislaturenews.legislature.ne.gov
All sources verified as of 2025 Tax Year

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