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Benton County · Edwards, MOEdwards, MO property taxes. A softer market. A higher bill?
In January 2026, the typical home in Edwards was worth about $175,000, 23.7% below the March 2022 peak of $230,000. If your assessment still reflects peak-era prices, an appeal may be worth filing.
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What Edwards home values did
Edwards values peaked in March 2022 and were 23.7% lower by January 2026. In the year to January 2026, they fell 8.6%. That's weaker than Benton County as a whole (+1.9%).
Values have been roughly flat since January, through August 2026.
| Month | Typical value | vs. a year earlier |
|---|---|---|
| January 2021 | $195,000 | +25.1% |
| January 2022 | $226,000 | +15.8% |
| January 2023 | $209,000 | -7.7% |
| January 2024 | $196,000 | -5.9% |
| January 2025 | $191,000 | -2.5% |
| January 2026 | $175,000 | -8.6% |
| August 2026 (latest) | $174,000 | -0.4% since January |
Peak since 2021: $230,000 in March 2022. January 2026 was 23.7% below it.
What to check on your notice
If your 2026 notice shows a higher value than last year, ask why. The typical Edwards home lost 8.6% over the same stretch. A higher number can still be right for a specific home, for example after a remodel, but the county assessor should be able to explain it.
How Edwards compares nearby
Among 6 Benton County places, Edwards has the 1st largest drop from its peak and the 6th highest typical value. Statewide, its 1-year change ranks 12th of 644 Missouri places, from weakest to strongest.
| Place | January 2026 | 1-year change | vs. peak |
|---|---|---|---|
| Warsaw | $188,000 | +2.6% | -1.4% |
| Lincoln | $209,000 | +0.9% | At peak |
| Cole Camp | $210,000 | +0.7% | -3.9% |
| Edwards | $175,000 | -8.6% | -23.7% |
| Mora | $351,000 | +12.5% | -0.1% |
| Ionia | $279,000 | +5.0% | At peak |
Deadline and where to file
Edwards values are set by the local county assessor. Appeal to your county Board of Equalization before the second Monday in July. The board may extend the date. St. Louis City follows the second Monday in July. Jackson County has listed the third Monday in June as its 2026 deadline, so always check your own county.
Reading this in fall 2026? The 2026 Board of Equalization window has closed. Missouri's next general reassessment is as of January 1, 2027, so the realistic next chance is the 2027 board window: forms and notices come out in spring 2027 and the statutory deadline is before the second Monday in July 2027 (July 12, 2027), though some counties set earlier dates. If you lost at the board this year, you have until September 30 or 30 days after the board decision, whichever is later, to appeal to the State Tax Commission.
The Benton County guide covers the full Missouri appeal process: forms, fees, hearing levels and what happens next.
Building a Edwards case
A citywide index shows the trend. Your case needs your house. In a smaller or rural market, sales can be sparse. Explain why each sale you use still compares with your home.
- Bring comparable sales near January 1 of the reassessment year and photos of condition issues.
Get your Edwards appeal report
Start with your address. Vulorean checks your assessment against recent comparable sales and builds a value report you can bring to your Missouri appeal. Eligible reports are free during launch; an account is required and local filing fees are separate.
Check my property and get a report →Vulorean was built for California first. Missouri forms, deadlines and filing rules vary, so confirm them with your local office before filing. If something in your report looks wrong, email support@vulorean.com and we'll get it fixed.
Home values: Zillow Home Value Index (ZHVI), all homes, mid-tier, smoothed and seasonally adjusted, through August 2026, from Zillow Research. Rules: RSMo 137.385, Appeal to county board of equalization, RSMo 137.115, Reassessment cycle and residential ratio, RSMo 138.430, Appeal to State Tax Commission, Missouri State Tax Commission, file an appeal. Vulorean is an independent service, not a government office. Confirm dates and forms with your local office.