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Property Tax in Missouri: Complete Guide 2026

Tax information is for educational purposes only and does not constitute tax advice. Consult a licensed tax professional for your specific situation.

Missouri’s property tax system operates under the Hancock Amendment, a constitutional provision that limits the growth of government revenue from property taxes. The average effective property tax rate in Missouri is approximately ~0.88%, slightly below the national average of ~0.99%. Missouri uses a classified property system where residential property is assessed at ~19% of market value, while commercial property is assessed at ~32%. Counties reassess property every two years (odd-numbered years), and the Hancock Amendment requires tax rate rollbacks when reassessments increase total assessed value beyond the rate of inflation.

Missouri Property Tax Rates (2026)

Metric	Rate / Amount
Average effective rate	~0.88%
National average effective rate	~0.99%
Residential assessment ratio	~19% of market value
Commercial assessment ratio	~32% of market value
Agricultural assessment ratio	~12% of productivity value
Median home value	~$240,000
Median annual property tax	~$2,112

Property Tax by Select County/City

Jurisdiction	Avg. Effective Rate	Median Tax Paid
St. Louis County	~1.21%	~$3,000
St. Louis City	~1.18%	~$1,600
Jackson County (Kansas City)	~1.15%	~$2,200
St. Charles County	~0.94%	~$3,000
Greene County (Springfield)	~0.78%	~$1,200
Boone County (Columbia)	~0.85%	~$2,000
Clay County	~0.98%	~$2,000
Jefferson County	~0.85%	~$1,700

How Missouri Property Tax Works

The Hancock Amendment

The Hancock Amendment (Article X, Section 22b of the Missouri Constitution) limits the amount of revenue that local taxing jurisdictions can collect from property taxes. When reassessments increase the total assessed value of existing property in a jurisdiction beyond the rate of inflation plus new construction, the tax rate must be rolled back to a level that generates no more revenue than the prior period (adjusted for inflation and new construction). This prevents automatic revenue windfalls from rising property values.

Biennial Reassessment

Missouri reassesses all real property every two years in odd-numbered years. The county assessor determines the market value of each property, and the assessed value is calculated by applying the appropriate classification ratio (~19% for residential). Tax rates are then applied to the assessed value.

Tax Rate Components

Missouri property tax bills typically include levies from multiple taxing jurisdictions:

County general fund
School districts (often the largest component)
City or municipal government
Fire protection districts
Library districts
Community college districts
Hospital districts and other special districts

Exemptions and Relief Programs

Senior Citizen Property Tax Credit (Circuit Breaker): Missouri offers a property tax credit (claimed on the state income tax return) for homeowners and renters 65+ with household income below ~$30,000 (renters) or ~$37,600 (homeowners). The maximum credit is approximately ~$750 for renters and ~$1,100 for homeowners.
Disabled Veterans: Veterans with a 100% service-connected disability receive a full property tax exemption on their primary residence.
Homestead Preservation Act: Qualifying seniors 65+ can freeze the assessed value of their primary residence, preventing reassessment increases.
Agricultural Use Assessment: Farm property is assessed at ~12% of its productive-use value rather than market value.
Personal Property Tax: Missouri taxes personal property (vehicles, boats, equipment) based on assessed value, which is separate from real property.

Comparison to National Average

Metric	Missouri	National Average
Average effective rate	~0.88%	~0.99%
Median annual tax paid	~$2,112	~$2,700
Residential assessment ratio	~19%	Varies
Reassessment cycle	Every 2 years	Varies

Missouri’s property tax rate is moderately below the national average, with the Hancock Amendment providing a structural check on rapid increases. However, personal property taxes on vehicles add an additional burden not found in many other states.

Tips for Minimizing Missouri Property Tax

Appeal your assessed value. File an appeal with the county Board of Equalization during the reassessment year window (typically June-July of odd-numbered years) if your property’s appraised value exceeds market conditions.
Apply for the senior circuit breaker credit. Qualifying homeowners and renters 65+ should claim this credit on Form MO-PTC with their state income tax return.
Use the Homestead Preservation Act freeze. Seniors 65+ who qualify can lock in their current assessed value, preventing future reassessment increases.
Claim the disabled veteran exemption. Veterans with 100% service-connected disability should apply through their county assessor for a full exemption on their primary residence.
Review personal property declarations. Missouri requires annual personal property declarations for vehicles and other tangible property. Ensure your declaration is accurate and does not include disposed-of items.
Understand the Hancock rollback. When your county rolls back tax rates after a reassessment, your bill may still increase if your individual property value rose faster than the average. Monitor both your assessed value and the tax rate.
Explore agricultural classification. If your property includes qualifying farmland, the ~12% assessment ratio on productivity value can substantially reduce your tax burden.

Key Takeaways

Missouri’s average effective property tax rate of ~0.88% is slightly below the national average
The Hancock Amendment limits revenue growth from reassessment, requiring rate rollbacks when total values increase
Residential property is assessed at ~19% of market value; commercial at ~32%
The senior circuit breaker credit provides up to ~$1,100 for qualifying homeowners 65+
Disabled veterans with 100% disability receive a full exemption on their primary residence
Missouri also taxes personal property (vehicles), which is an additional obligation

Next Steps

State Income Tax Rates Comparison 2026 — See Missouri’s overall tax picture.
Federal Income Tax Guide 2026 — Understand property tax deductions on your federal return.
Tax Bracket Calculator — Estimate your combined federal and Missouri tax liability.
Best States for Retirees: Tax Guide 2026 — Evaluate Missouri’s retirement tax environment.
Find a CPA Near You — Get professional Missouri tax guidance.