Assessment Ratio
19% (residential)
Appeal Deadline
Within 2 years of assessment (2026)
Official Form
Board of Equalization appeal
Risk of Increase
Yes
How Assessment Works in Missouri
Missouri assesses residential property at 19% of true value (market value). Agricultural property is assessed at 12% and commercial at 32%. Your tax bill is based on the assessed value, not the full market value.
Risk of Increase
In Missouri, filing a appeal can result in your assessed value being increased. This is uncommon when you have strong evidence of over-assessment, but you should be aware of this possibility. ProtestMax only recommends filing when our analysis shows a clear case for reduction.
How to File in Missouri
File an appeal with your county Board of Equalization during the open appeal period (typically July through the second Monday in August in reassessment years). You may also appeal informally to the county assessor.
Step-by-Step
Missouri Appeal Process
Receive your assessment change notice from the county assessor (in reassessment years).
Contact the county assessor for an informal review.
File an appeal with the county Board of Equalization during the open period.
Attend the hearing and present comparable sales evidence.
If denied, appeal to the State Tax Commission within 30 days.
FAQ
Missouri Property Tax Appeal Questions
How does the 19% ratio work in Missouri?
If your home's true value is $250,000, the assessed value is $47,500 (19%). Your tax bill is this assessed value multiplied by your local tax rate.
Can my Missouri assessment increase on appeal?
Yes. The Board of Equalization can increase your assessment. However, increases are rare when you present clear evidence of over-assessment.
How often does Missouri reassess?
Missouri reassesses all property every two years (odd-numbered years). In between reassessment years, values generally remain the same unless there are physical changes to the property.
What is the effective property tax rate in Missouri?
Missouri property tax rates vary by county, municipality, and school district, but the effective rate (annual tax paid divided by market value) typically ranges from about 0.5% to 2.5%. Because Missouri assesses property at 19% (residential) of market value, your actual tax bill depends on both the assessed value and the local millage or mill levy applied on top of it. If your assessed value is higher than comparable sales support, filing a appeal is one of the only ways to reduce your effective rate without waiting for a reassessment.
How long does a property tax appeal take in Missouri?
Most Missouri appeals take between 6 weeks and 6 months from filing to final decision. After you file Board of Equalization appeal, the assessor or review board schedules a hearing — typically within 30 to 90 days — and issues a written decision shortly after. Cases that settle informally resolve faster, while cases that advance to a formal hearing or court appeal can take several additional months. ProtestMax prepares your full evidence packet in minutes so you can file immediately and start the clock.
Can I appeal my property taxes every year in Missouri?
Yes. In Missouri, homeowners generally have the right to appeal their property tax assessment every year, as long as you file by the Within 2 years of assessment (2026) deadline. Even if you won a reduction last year, your assessor can revalue your property the following year, and you retain the right to challenge the new value. Annual appeals are especially important during years when market values are flat or falling but assessments keep rising.
What evidence is most persuasive in Missouri hearings?
The strongest evidence in a Missouri appeal hearing is recent comparable sales — homes similar to yours in size, age, condition, and location that sold for less than your assessed value within the last 6 to 12 months. Equity comparisons (similar homes assessed for less than yours) are also highly persuasive. Photos of deferred maintenance, structural issues, or negative location factors (busy roads, flood zones, power lines) strengthen your case further. ProtestMax assembles all of this evidence into a hearing-ready packet tailored to Missouri's rules.