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Missouri Property Tax GuideAppeal and Lower Your Missouri Property Tax.
Missouri reassesses residential property every two years on odd numbered years, which means the reassessment year is when your assessed value is most likely to have jumped. The deadline is the second Monday in July, and Missouri is one of the rare states where a successful appeal locks in for the full two year cycle.
How the Missouri Appeal Process Works
- Receive the Assessment Notice, mailed spring of odd numbered years.
- Request an informal review with the county assessor (recommended but optional).
- File with the Board of Equalization by the second Monday in July.
- BOE hearing, informal, typically 15 to 30 minutes, present comparable sales.
- Appeal to the State Tax Commission within 30 days of BOE decision (or by September 30).
- Circuit Court for further judicial review.
Major Missouri Counties, Where to File
- St. Louis County: stlouiscountymo.gov/assessor. Online appeal portal.
- Jackson County (Kansas City): jacksongov.org/assessor.
- St. Charles County: sccmo.org/assessor.
- Greene County (Springfield): greenecountymo.gov/assessor.
- Clay County (Liberty): claycountymo.gov/assessor.
- City of St. Louis: stlouis mo.gov/assessor.
- Jefferson County: jeffcomo.org/assessor.
File in odd numbered years. Missouri's biennial reassessment cycle means your odd year Notice is where the big value jumps show up. Even year assessments typically carry forward with minor updates. A successful appeal in an odd year locks in reduced value for two full tax years, so the effort is worth roughly 2× the annual savings.
When You Probably Qualify for a Reduction
- Your reassessment year jump exceeds neighborhood sale trends
- Recent comparable sales on your block came in below your assessed value
- Your parcel record has errors (square footage, finished basement, bathrooms)
- Your home has unrepaired damage, roof issues, or major deferred maintenance
- You bought the home recently for less than the current assessment
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Start My Missouri Appeal →Missouri Property Tax Appeal FAQ
Will appealing raise my assessment?
In Missouri, the BOE can increase an assessment if evidence supports it, but homeowner initiated appeals almost never result in an increase. Unrealistic claims are simply denied rather than flipped against you.
Is the State Tax Commission free?
The STC's small claims division (residential under $15k assessed value) has no filing fee. The formal division charges a small fee. Most homeowner cases go small claims.
What's special about St. Louis?
Both the City of St. Louis (an independent city) and St. Louis County each have their own assessors and Boards of Equalization. Confirm which jurisdiction you fall under before filing.
Can I appeal in a non reassessment year?
Yes, but you need to show a change since the last reassessment, damage, physical change, or clerical error. Market decline alone is harder to argue outside reassessment years.