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Updated 2025 Tax Year

Custer County
Property Tax Guide

Everything you need to know about property taxes in Custer County, OK. 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
Approximately 1.20% effective rate for FY 2025-2026, varies significantly by district location
Exemptions
5+ Available
Section 1

How Property Tax Works

Property taxes in Custer County, Oklahoma, fund essential local services including schools, county operations, fire protection, and other municipal services. The county follows Oklahoma's property tax system where the Oklahoma Tax Commission and State Equalization Board establish assessment procedures, while local authorities set tax rates and collect payments.

The effective property tax rate for Custer County is approximately 1.20% for FY 2025-2026, though actual rates vary significantly by location within the county due to special taxing districts such as school districts, fire districts, and municipal boundaries. Property owners should verify their specific tax rate based on their exact location, as rates can differ substantially between districts within Custer County.

All property taxes are based on assessed values determined by the County Assessor, with most residential property assessed at 11% of fair market value for ad valorem tax purposes. Property owners may qualify for various tax credits that reduce their tax bill, but these typically require separate applications and are not automatically applied.

Section 2

What Makes Up Your Tax Bill

ComponentRateDescription
County General~0.25%County operations, roads, sheriff
School Districts~0.70%Local school district operations (varies by district)
Technology/Building~0.15%School technology and building funds
Municipal/Fire~0.10%City services and fire protection (if applicable)
Total Composite1.20%Average combined rate for FY 2025-2026

Note: Actual rates vary by special taxing district within Custer County. School district rates differ significantly between districts. Municipal rates apply only within city limits. Some areas may have additional special assessments for bonds or improvement districts.

The 1.20% rate represents the composite rate confirmed in January 2025 meeting minutes and applies to the current tax levy year. Property owners should verify their specific rate combination based on their exact address and applicable taxing districts.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Custer 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 are additional property tax bills issued when there are mid-year changes to property ownership, value, or use. In Custer County, supplemental taxes are most commonly triggered by new construction completion, property transfers, or assessment appeals that result in value increases.

When supplemental taxes are issued, they represent the pro-rated difference between the old and new tax amounts for the remaining portion of the tax year. For example, if a new home is completed in March and the certificate of occupancy is issued, supplemental taxes would be calculated from March through the end of the tax year (June 30th) based on the newly assessed value.

Supplemental tax bills are typically mailed within 30-60 days of the triggering event and become due 30 days from the issue date. These taxes are separate from regular property tax installments and must be paid according to their specific due dates to avoid penalties and interest charges.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (11%): $33,000
  • Less: Homestead Credit: -$1,000 (if applied for)
  • Net Taxable Value: $32,000
  • Annual Tax (1.20%): $384
  • Monthly Escrow: $32

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (11%): $66,000
  • Less: Homestead Credit: -$1,000 (if applied for)
  • Net Taxable Value: $65,000
  • Annual Tax (1.20%): $780
  • Monthly Escrow: $65

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (11%): $110,000
  • Less: Homestead Credit: -$1,000 (if applied for)
  • Less: Senior Credit: -$200 (if 65+ and applied for)
  • Net Taxable Value: $108,800
  • Annual Tax (1.20%): $1,306
  • Monthly Escrow: $109

Note: All credits require separate applications filed with the County Assessor. Homestead credits also limit annual assessment increases. Actual tax rates may vary based on specific taxing districts.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Custer County require borrowers to maintain an escrow account for property taxes, collecting monthly payments and making tax payments on behalf of homeowners. Lenders typically collect 1/12th of the annual tax bill each month, plus a cushion amount allowed by federal law.

Property taxes in Custer County are paid in two installments: the first half is due November 30th, and the second half is due May 31st. Lenders usually pay these installments directly to the County Treasurer from the escrow account. Homeowners should verify that their lender has made timely payments and maintain adequate escrow balances.

Property owners can verify tax payments and balances through the Custer County Treasurer's office or online portal. If escrow shortages occur due to assessment increases or rate changes, lenders will typically spread the shortage over 12 months while adjusting future monthly payments to prevent future shortfalls.

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 Custer County for FY 2025-2026? A: The first installment is due November 30th, and the second installment is due May 31st. Taxes become delinquent if not paid by these dates.

Q: What tax credits are available and how do I apply? A: Common credits include the Homestead Credit (requires primary residence and application with County Assessor by March 15th) and Senior Credit for those 65+. All credits require separate applications and are not automatic.

Q: How does the Homestead Credit work? A: The Homestead Credit provides a small reduction in taxable value and limits annual assessment increases on your primary residence. You must file an application with the County Assessor by March 15th to qualify for the following tax year.

Q: What happens if I pay late? A: Late payments incur penalties and interest charges. Interest begins accruing after the due dates, and additional penalties may apply for extended delinquencies.

Q: How often are properties reassessed? A: Oklahoma law requires annual assessment updates, but major reappraisals typically occur every few years. The County Assessor mails assessment notices annually in the spring.

Q: Can I appeal my assessment? A: Yes, property owners can appeal assessments to the County Board of Equalization. Appeals must typically be filed within 20 days of receiving your assessment notice.

Q: Can I pay property taxes online? A: Contact the Custer County Treasurer's office to verify current online payment options and accepted payment methods.

Q: Why do tax rates vary within Custer County? A: Different areas are served by different school districts, fire districts, and municipalities, each with their own tax rates. Your total rate depends on your specific location and which districts serve your property.

Q: What if I disagree with special district taxes? A: Special district taxes (school bonds, fire districts) are voted on by residents within those districts. Contact the specific district office for information about their tax components.

Q: How do I verify which taxing districts apply to my property? A: Contact the Custer County Assessor's office with your property address to confirm which school district, fire district, and other special districts serve your location.

Verified Sources

Backed by 10 Official Government Sources

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

01
Minutes of the January 7, 2025, Regular Meetingclintonok.gov
02
Tax Doc
Tax-Rates.org — The 2024-2025 Tax Resourcemylrc.sdlegislature.gov
03
Tax Doc
Sales Tax News Release January 2026 - Oklahoma.govoklahoma.gov
04
County
CUSTER COUNTY - Oklahoma Digital Prairiedigitalprairie.ok.gov
05
Treasurer/Public Trusteecustercounty-co.gov
06
2026-2027 Form 921 Application for Homestead Exemptionoklahoma.gov
07
State
Overview of State Issuesoksenate.gov
08
2026 Form 994 Application for Property Valuation Limitation ...oklahoma.gov
09
Oklahoma.gov Homeoklahoma.gov
10
2023 Real Property Asset Report - Oklahoma.govoklahoma.gov
All sources verified as of 2025 Tax Year

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