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Updated 2025 Tax Year

McCook County
Property Tax Guide

Everything you need to know about property taxes in McCook County, SD. 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
4.20% effective rate (varies by taxing district location)
Exemptions
4+ Available
Section 1

How Property Tax Works

McCook County, South Dakota operates under the state's property tax system, which serves as the primary funding mechanism for local government services, schools, and special districts. Property taxes in McCook County fund essential services including public education, county operations, emergency services, and infrastructure maintenance. The county follows South Dakota's assessment practices where property is assessed at its market value without a statewide assessment cap.

The effective property tax rate in McCook County for the 2025 levy year is approximately 4.20%, though actual rates vary significantly by location within the county due to different combinations of special taxing districts. Property owners may pay different rates depending on their specific school district, fire district, water district, and other local taxing jurisdictions. These district-specific levies are added to the base county levy to determine each property's total tax burden.

Section 2

What Makes Up Your Tax Bill

ComponentRateDescription
County General LevyVariesBasic county operations and services
School District LevyVariesLocal school district operations and capital needs
Municipal LevyVariesCity services (if within city limits)
Special DistrictsVariesFire, water, library, and other special service districts
Total Combined Rate~4.20%Average for McCook County (FY 2025-2026)

Note: Actual tax rates vary by specific location within McCook County based on which special taxing districts serve each property. School district levies typically represent the largest component of property taxes. Contact the McCook County Director of Equalization for specific rate information for your property's taxing districts.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in McCook 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 McCook County are additional property tax assessments that occur when there are mid-year changes to a property's assessed value. Common triggers include new construction completion, property improvements, ownership transfers that prompt reassessment, or corrections to the original assessment. These taxes are calculated by applying the current year's tax rate to the difference between the new assessed value and the original assessed value, prorated for the remaining months in the tax year.

For example, if a property owner completes a $100,000 home addition in July and the county assessor adds this value to the tax roll, a supplemental tax bill would be issued. With a 4.20% tax rate, the additional annual tax would be $4,200 ($100,000 × 0.042), but the supplemental bill would only cover July through December, resulting in a supplemental tax of approximately $2,100 for the remaining six months of the tax year.

Example Calculation

Example 1: $300,000 Home

  • Assessed Value: $300,000
  • Potential Homestead Credit: -$0 (requires application and income qualification)
  • Net Taxable Value: $300,000
  • Tax Rate: 4.20%
  • Annual Property Tax: $12,600
  • Monthly Escrow: $1,050

Example 2: $600,000 Home

  • Assessed Value: $600,000
  • Potential Homestead Credit: -$0 (requires application and income qualification)
  • Net Taxable Value: $600,000
  • Tax Rate: 4.20%
  • Annual Property Tax: $25,200
  • Monthly Escrow: $2,100

Example 3: $1,000,000 Home

  • Assessed Value: $1,000,000
  • Potential Tax Credits: -$0 (most require application and qualification)
  • Net Taxable Value: $1,000,000
  • Tax Rate: 4.20%
  • Annual Property Tax: $42,000
  • Monthly Escrow: $3,500

Note: These calculations use the average county rate. Actual rates vary by taxing district location. Most tax credits require annual application and income or eligibility verification.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in McCook County require borrowers to maintain an escrow account for property tax payments, especially when the loan-to-value ratio exceeds 80%. Lenders collect monthly escrow payments along with principal and interest, then pay property taxes directly to McCook County on the borrower's behalf. The lender typically pays taxes before the December 15 due date to avoid penalties and protect their security interest in the property.

Property owners with escrow accounts should verify that their lender has current tax information and sufficient funds to cover payments. After property tax bills are issued, review your escrow account statement to ensure adequate reserves. If your property taxes increase due to reassessment or rate changes, your lender may require an escrow shortage payment or increase monthly escrow collections. Property owners can contact their lender to request escrow account details and payment confirmations.

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 McCook County property taxes due for FY 2025-2026? A: Property taxes are typically due by December 15, 2025. No deferments or payment delays are allowed under South Dakota state law.

Q: What tax credits are available and do they require application? A: South Dakota offers limited property tax credits including potential homestead credits for qualifying low-income seniors and disabled veterans. Most credits require annual application and income verification. Contact the McCook County Director of Equalization for current programs and application requirements.

Q: How does the homestead credit work? A: South Dakota's homestead programs primarily provide assessment growth limitations for qualifying elderly and disabled property owners, not reductions in market value. These programs require annual application and income qualification. They cap the annual increase in assessed value rather than reducing the base assessment.

Q: How often are properties reassessed in McCook County? A: South Dakota requires annual assessment of all real property at market value. Property values are reviewed each year, with reassessments reflecting current market conditions as of the assessment date.

Q: What are the penalties for late property tax payments? A: Late payments incur penalties and interest charges. Contact the McCook County Treasurer for current penalty rates and payment options if you cannot meet the December 15 deadline.

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

Q: How do special district taxes work? A: Special districts (fire, school, library, water) levy additional taxes beyond the basic county levy. Your total tax rate depends on which districts serve your property location. Each district sets its own levy rate annually.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed with the McCook County Board of Equalization within specified deadlines after assessment notices are mailed. Contact the Director of Equalization for appeal forms and procedures.

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
Legislative committee begins study of rising property taxesmylrc.sdlegislature.gov
02
Tax Doc
Property Tax | South Dakota Department of Revenuedor.sd.gov
03
State
F9RM: P"f 56 CERTIFICATE OF REAL ESTATE VALUE SDCL 7- ...mccookcountysd.gov
04
Tax Doc
Concerns with Meeting Property Tax Deadlinesdor.sd.gov
05
Tax Doc
Property Tax | South Dakota Department of Revenuedor.sd.gov
06
Tax Doc
Municipal Tax | South Dakota Department of Revenuedor.sd.gov
07
Relief Programs | South Dakota Department of Revenuedor.sd.gov
08
Tax Doc
Tax Exempt Propertymylrc.sdlegislature.gov
09
Codified Law 28-13 | South Dakota Legislaturesdlegislature.gov
10
2025 Bill Status Report | South Dakota Legislaturesdlegislature.gov
All sources verified as of 2025 Tax Year

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