Rate Breakdown

Property taxes in Clark County are calculated by multiplying the assessed value (minus exemptions) by the total local millage rate.

Understanding property taxes in Clark County, Missouri, is crucial for every homeowner. This guide provides a comprehensive overview of how your property taxes are calculated, available exemptions, payment details, and how to appeal an assessment, ensuring you are well-informed and can utilize our estimator effectively.

How Property Tax Works in Clark County

Property tax in Clark County, like the rest of Missouri, is based on your property's assessed value and the applicable millage rates. The Clark County Assessor's Office determines the market value of your property, typically every odd-numbered year. This market value is then converted into an assessed value, which is a percentage of the market value:

• Residential Property: 19% of market value
• Commercial Property: 32% of market value
• Agricultural Property: 12% of market value

Once the assessed value is established, it is multiplied by the combined millage rates. Millage rates (also known as tax rates) are set by various taxing entities in your area, such as school districts, cities, counties, and road districts, to fund local services. A mill is equal to $1 of tax for every $1,000 of assessed value. Your total property tax bill is calculated as: Assessed Value ÷ 1,000 × Total Millage Rate = Property Tax Bill. These rates can vary annually based on local levies and voter-approved measures.

Available Exemptions

Missouri offers several programs that can help reduce a homeowner's property tax burden, some of which are particularly relevant for Clark County residents:

• Missouri Property Tax Credit Claim (Circuit Breaker): This program provides a credit to qualified owners and renters who are 65 or older, or 100% disabled, and meet specific income limitations. It's often referred to as a "homestead exemption" for seniors and disabled individuals in Missouri, reducing the amount of state income tax owed or providing a direct refund.
• Senior Property Tax Freeze: As of August 2023, Missouri allows counties to establish a property tax "freeze" for eligible seniors. This initiative, if adopted by Clark County, caps the property tax bill at the amount from the year they become eligible, protecting them from future tax increases due to rising property values. Eligibility typically requires the homeowner to be 65 or older and own their home.
• 100% Disabled Veterans Exemption: Missouri provides a full exemption from real estate taxes on the primary residence for veterans with a 100% service-connected disability. Surviving spouses may also qualify.

It is important to contact the Clark County Assessor's Office or the Missouri Department of Revenue for specific eligibility requirements and application procedures for these programs.

Payment Schedule & Deadlines

Property tax bills in Clark County are typically mailed out in November each year. The deadline for payment of real estate and personal property taxes is December 31st of the current tax year. If the 31st falls on a weekend or holiday, the deadline is extended to the next business day.

Clark County generally does not offer installment payment options; the full amount is due by the December 31st deadline. Failure to pay property taxes by the due date will result in penalties and interest charges. Continued delinquency can lead to tax liens and, eventually, a tax sale of the property to satisfy the unpaid taxes. We highly recommend paying on time to avoid these additional charges and potential loss of property.

Appealing Your Assessment

If you believe your property's assessed value is incorrect or too high, you have the right to appeal it. The process typically involves several stages:

• Informal Review: Your first step should be to contact the Clark County Assessor's Office directly after receiving your assessment notice, usually by the second Monday in June. Discuss your concerns and provide any evidence you have, such as recent appraisals or comparable sales of similar properties in your area.
• Board of Equalization (BOE): If you cannot resolve the issue informally, you can file a formal appeal with the Clark County Board of Equalization. This board consists of local citizens appointed to hear assessment disputes. Appeals to the BOE typically must be filed by the second Monday in July.
• State Tax Commission (STC): If you are not satisfied with the BOE's decision, you may appeal to the Missouri State Tax Commission. This is a more formal hearing where both parties present evidence.

It's crucial to adhere to all deadlines throughout the appeals process and to provide strong evidence to support your claim that the assessment is inaccurate.