St. Louis County Property Tax Guide: Everything You Need to Know

St. Louis County, Missouri property taxes fund essential services including schools, fire protection, libraries, and county infrastructure. If you own property in St. Louis County, understanding how property taxes work—and how to potentially lower them—can save you thousands of dollars.

Quick Facts:

• Average effective property tax rate: ~1.40% (varies by municipality)
• Missouri ranks 15th lowest for property taxes nationally
• Assessed at 19% of market value for residential properties
• Annual payment due December 31st

How St. Louis County Property Taxes Are Calculated

Understanding the calculation is key to understanding your bill.

Step 1: Market Value Assessment

The St. Louis County Assessor determines your property's market value based on:

• Recent sales of comparable properties
• Property characteristics (size, age, condition, location)
• Market trends in your area
• Physical inspections (periodic)

Reassessment cycle: Properties are reassessed every 2 years (odd-numbered years).

Step 2: Assessed Value Calculation

Missouri law sets the assessment ratio based on property type:

Example: Your $400,000 home is assessed at $76,000 (19% of market value).

Step 3: Apply Tax Rate

Tax rates vary by municipality and school district. Rates are expressed as dollars per $100 of assessed value.

Example: Eureka/Rockwood School District

• Residential rate: $7.4638 per $100
• $76,000 assessed ÷ 100 = 760
• 760 × $7.4638 = $5,672 annual tax

Step 4: Commercial Surcharge (If Applicable)

Commercial properties pay an additional $1.70 per $100 of assessed value as a St. Louis County surcharge.

Example: $500,000 commercial building

• Assessed value: $160,000 (32%)
• Base tax: $160,000 ÷ 100 × $7.5928 = $12,148
• Surcharge: $160,000 ÷ 100 × $1.70 = $2,720
• Total: $14,868 annually

St. Louis County Tax Rates by Area (2026)

Property tax rates vary significantly based on your municipality and school district.

Major School Districts (Residential Rate per $100)

Note: Rates include all taxing authorities (school, fire, library, county, etc.)

High vs. Low Tax Areas

Lowest Taxes:

• Ladue School District
• Clayton School District
• Parts of Chesterfield

Highest Taxes:

• Jennings School District
• Normandy Schools
• Some unincorporated areas

Factor in both home prices and tax rates! A cheaper home in a high-tax district might cost more annually than a pricier home in a low-tax district.

Where Your Property Tax Money Goes

Understanding the breakdown helps you see the value (or lack thereof) in your tax payment.

Typical Residential Property Tax Distribution

Eureka/Rockwood Example ($5,672 annual tax):

1. Rockwood School District - $2,948 (52%)
   • Teacher salaries
   • School facilities
   • Educational programs
   • Transportation
2. Eureka Fire Protection - $913 (16%)
   • Fire stations
   • Equipment
   • Firefighter salaries
   • Emergency services
3. Special School District - $733 (13%)
   • Special education services
   • Support for students with disabilities
4. St. Louis Community College - $200 (3.5%)
   • Community college operations
   • Affordable higher education
5. City of Eureka - $198 (3.5%)
   • Municipal services
   • Police
   • Parks
   • Administration
6. Other Services - $680 (12%)
   • Zoo & Museum District
   • County Library
   • County Health
   • Roads & Bridges
   • State of Missouri

Bottom line: Over 80% goes to schools and education-related services.

How to Lower Your St. Louis County Property Tax

Strategy 1: Challenge Your Assessment

If your property is over-assessed, you can appeal to save money.

When to appeal:

• Your home recently sold for less than assessed value
• Comparable homes are assessed lower
• Property damage or deterioration not reflected
• Assessor has incorrect information (wrong square footage, etc.)

How to appeal:

1. Review your assessment: Check the St. Louis County Assessor website for your property details
2. Gather evidence:
   • Recent appraisal
   • Comparable sales (3-5 similar homes that sold for less)
   • Photos of damage/issues
   • MLS listings
3. File appeal: July 1 - August 15 (typically)
4. Attend hearing: Present your case to Board of Equalization
5. Receive decision: Usually within 60 days

Success rate: ~30-40% of appeals result in some reduction

Tips for success:

• Professional appraisal helps (costs $300-500 but can save thousands)
• Focus on comparable sales, not what you think it should be worth
• Be professional and prepared
• Photos of damage/issues are powerful

Strategy 2: Apply for Exemptions

Homestead Exemption (Seniors 65+):

• Must be primary residence
• Must be 65+ or 100% disabled
• Income limits may apply
• Typically saves $100-300/year

How to apply:

• Contact St. Louis County Assessor's Office
• Provide proof of age, residency, and income
• Application deadline: Usually September 30th

Disabled Veteran Exemption:

• 100% service-connected disability
• Can exempt up to $6,000 of assessed value
• Can save $400-500/year

Agricultural Use Assessment:

• Must actively farm/use land for agriculture
• Assessment drops from 19% to 12%
• Significant savings for large parcels

Strategy 3: Missouri Senior Tax Credit (Circuit Breaker)

Not an exemption—a state tax credit for taxes already paid.

Eligibility:

• Age 65+ or 100% disabled
• Annual income under $30,000 (single) or $34,000 (married)
• Primary residence in Missouri

Benefit: Credit for property taxes exceeding certain percentage of income

Example:

• Income: $25,000
• Property taxes: $4,000
• Threshold: 3% of income = $750
• Credit: $3,250 (can reduce state income tax or get refund)

Application: Form MO-PTC with your Missouri tax return

Strategy 4: Refinance to Lower Monthly Payment

While this doesn't lower the tax itself, refinancing can reduce your total monthly housing payment by lowering your mortgage payment, making the tax more affordable.

Strategy: Lower mortgage payment creates room in budget for property tax increases.

Strategy 5: Payment Planning

Escrow accounts: Most mortgage lenders require escrow accounts where you pay 1/12th of annual taxes with each mortgage payment. This spreads the cost across 12 months instead of large lump sums.

Semi-annual payments: If you don't have a mortgage, pay semi-annually (Dec 31 and June 30) instead of annual lump sum.

St. Louis County vs. Surrounding Areas

Property Tax Comparison (2026)

$400,000 home annual tax:

Key insights:

• St. Louis County is middle-of-the-pack for the region
• St. Louis City has significantly higher rates
• Outlying counties (Franklin, Jefferson) offer lower taxes
• Consider commute costs vs. tax savings

Missouri vs. Neighboring States

$400,000 home comparison:

Missouri is competitive compared to neighbors—much better than Illinois, comparable to Kansas/Iowa, higher than Arkansas/Tennessee.

Understanding Your Property Tax Bill

Reading Your Statement

Your St. Louis County property tax bill includes:

Top section:

• Property owner name and address
• Property location
• Parcel number (important for records)
• Market value (appraised value)
• Assessed value (19% of market for residential)

Tax breakdown:

• Each taxing authority listed separately
• Rate per $100 of assessed value
• Dollar amount for each
• Total tax due

Payment information:

• Due dates
• Acceptable payment methods
• Where to send payment
• Penalties for late payment

Important Dates

November: Tax bills mailed
December 31: Annual payment due (or 1st half of semi-annual)
January 1: Interest begins accruing on unpaid balance
June 30: 2nd half of semi-annual payment due
July 1 - August 15: Assessment appeal window

Special Situations

Buying or Selling a Home

Who pays what?

• Seller pays property taxes through closing date (prorated)
• Buyer pays from closing date through end of year
• Usually handled in closing documents

Example:

• Home closes June 15
• Annual tax: $6,000
• Seller pays: 165 days / 365 days × $6,000 = $2,712
• Buyer pays: 200 days / 365 days × $6,000 = $3,288

New Construction

How it works:

• Property assessed during construction based on land + partial construction value
• First full assessment: January 1 following completion
• Full taxes: Following tax year

Example:

• Home completed: May 2025
• First full assessment: January 1, 2026
• First full tax bill: December 2026

Property Improvements

Major renovations can increase your assessment:

• Room additions
• Finished basements
• New garages
• Swimming pools
• Extensive remodeling

Assessor may revalue property between regular reassessment cycles.

Building permits trigger reassessment in many cases.

Delinquent Property Taxes

What Happens If You Don't Pay

Month 1 (January):

• 1-2% interest added

Month 2-12:

• Interest continues to accrue
• Late payment fees added
• No immediate threat to property

Year 2:

• Additional interest and penalties
• County may publish delinquent taxpayer list (public record)

Year 3:

• County can sell tax lien to investor
• Tax lien buyer pays your back taxes + penalties
• You must repay investor with interest (typically 8-10%)

After 3 years from lien sale:

• Tax lien holder can foreclose on your property
• You lose your home

Don't let it get this far! Contact the St. Louis County Collector immediately if you're struggling. Payment plans may be available.

Frequently Asked Questions

Can I pay my property taxes online?

Yes! St. Louis County accepts online payments via:

• Credit/debit card (convenience fee applies)
• E-check (usually no fee)
• Third-party payment services

Visit the St. Louis County Collector's website for links.

What if my mortgage company pays my taxes?

Your lender pays from your escrow account. You still receive a copy of the tax bill for your records. Check that payment was made on time (lenders occasionally miss payments).

How can I check my property's assessed value?

Visit the St. Louis County Assessor website and search by:

• Address
• Parcel number
• Owner name

Why did my taxes increase?

Common reasons:

• Regular reassessment (every 2 years)
• Rising property values in your area
• Tax rate increases (bond issues, levies)
• Property improvements you made
• Loss of exemptions

Can I deduct property taxes on my federal tax return?

Yes, property taxes are deductible on Schedule A (itemized deductions), subject to the $10,000 SALT (State and Local Tax) cap.

Example:

• Property tax: $6,000
• State income tax: $5,000
• Total SALT: $11,000
• Only $10,000 deductible (lose $1,000 of benefit)

Do I pay property tax if I have a mortgage?

Yes, but typically through your mortgage payment. Your lender:

• Collects 1/12th of annual taxes with each payment
• Holds funds in escrow
• Pays county directly when bill is due

What if I think my neighbor's house is assessed too low?

You can't formally challenge someone else's assessment, but you can:

• Use their lower assessment as evidence in YOUR appeal
• Report suspected assessment errors to the Assessor

Are there property tax relief programs?

Yes:

• Homestead exemption (seniors 65+)
• Disabled veteran exemptions
• Circuit breaker tax credit (seniors/disabled with low income)
• Agricultural use assessment

See "How to Lower Your Tax" section above for details.

Resources

Official St. Louis County Resources

• Collector of Revenue: (314) 615-5275
  • stlouiscountymo.gov/collector
  • Pay taxes, payment plans, general questions
• Assessor's Office: (314) 615-5141
  • stlouiscountymo.gov/assessor
  • Property values, assessment appeals, exemptions
• Board of Equalization: (314) 615-7132
  • Assessment appeals
  • Hearing schedules

Missouri State Resources

• Missouri Property Tax Credit: dor.mo.gov/taxation/individual/tax-types/property-tax-credit/
• State Tax Commission: Appeal denied county appeals

Calculate Your Exact Property Tax

Use our free calculator to see exactly what you'll pay in St. Louis County property taxes based on your specific property and location:

Action Steps

If You're Buying a Home:

1. Research property taxes for the specific address
2. Calculate monthly escrow payment (principal + interest + taxes + insurance)
3. Compare tax rates between neighborhoods you're considering
4. Factor in tax trends (is the district seeing increases?)

If You Own Property:

1. Review your assessment online annually
2. Check comparables to ensure you're assessed fairly
3. Apply for exemptions if eligible (seniors, veterans, etc.)
4. Consider appealing if you find evidence of over-assessment
5. Plan for increases (budget 3-5% annual growth)

If You're Struggling to Pay:

1. Contact Collector's Office immediately (don't ignore it)
2. Ask about payment plans (may be available)
3. Apply for relief programs (Circuit Breaker, exemptions)
4. Consider refinancing to lower overall housing costs
5. Consult a tax professional for strategies

Conclusion

St. Louis County property taxes are a significant cost of homeownership, but understanding how they work puts you in control. By challenging unfair assessments, applying for exemptions, and planning ahead, you can minimize your tax burden.

Key takeaways:

• Residential properties assessed at 19% of market value
• Average rate varies by district ($6.50-$8.50 per $100 typically)
• Appeal if over-assessed (July 1 - Aug 15)
• Seniors and veterans have exemption options
• Pay on time to avoid penalties and liens

Use our calculator above to estimate your property taxes, and bookmark this guide for future reference.

Last Updated: January 2, 2026 | Sources: St. Louis County Assessor & Collector Offices