You cannot control every tax rate. But you can question the value assigned to your property when the evidence doesn't support it. Learn what a tax assessment appeal really is—and how an independent appraisal may strengthen your case.
HOW PROPERTY TAX APPEALS WORK ↓Objective real estate valuation · No promises of lower taxes or appeal approval
Think of your property tax bill as a calculation with several ingredients. The county or city assessor estimates a property's value for tax purposes; Missouri then applies a classification-based assessment percentage; local taxing jurisdictions set tax rates. A tax assessment appeal generally challenges the assessor's property value or classification—not your entire tax bill.
The assessor develops an opinion of market value for tax purposes. In Missouri's regular reassessment cycle, real estate is generally valued as of January 1 of odd-numbered years, with statutory adjustments or exceptions.
Missouri generally assesses residential real estate at 19% of market value and most commercial real estate at 32%. Agricultural property uses different rules.
The assessed value is multiplied by applicable local levies. Exemptions, credits, and other factors may affect the actual tax owed. The appraiser does not set tax rates.
Illustrative math only. This example assumes a $7 levy per $100 of assessed value and ignores applicable credits, exemptions, special assessments and other adjustments. It is not a quote of actual local tax rates.
Suppose your assessor lists your home at $350,000, but similar homes around the relevant valuation date suggest it was closer to $290,000. You may have a reason to challenge the assessor's value. You generally need evidence—not simply the statement “my property taxes are too high.”
Nearby comparable sales around the legally relevant date may support a market value below the assessor's estimate.
Incorrect living area, condition, features, classification or other factual records can affect the assessor's analysis.
Documented roof problems, foundation issues, deferred maintenance or damage may affect market value, depending on timing and evidence.
A bona fide, market-exposed sale near the valuation date may provide relevant evidence, though purchase price is not automatically controlling.
Income, occupancy, expenses, lease terms, property condition and market comparables may be relevant for a commercial assessment appeal.
A review board may decrease, leave unchanged, or increase a property's value. Neither filing nor purchasing an appraisal guarantees savings.
Try this educational calculator. It shows the difference between two market-value scenarios using Missouri's residential 19% assessment ratio. This is not an estimate of your actual tax savings.
Assumes residential classification and a uniform hypothetical levy; approval and actual savings are not guaranteed.
If the appeal supports lowering a $350,000 assessor's market value to $290,000, that is a $60,000 difference in market value.
At 19%, the assessed-value difference would be $11,400. At an illustrative $7 levy per $100 of assessed value, the basic arithmetic difference would be $798 for a year.
Actual taxes depend on the correct assessment year, levy, classification, exemptions, credits, appeal result, and applicable limits. The assessor and review authorities—not TVA—determine the taxable assessment.
A professionally prepared appraisal may give you organized, property-specific evidence about market value as of the date relevant to your appeal. It is more than printing a Zillow number or listing three neighboring houses without comparing their differences.
An appraiser studies relevant sales and analyzes differences in condition, size, location and other value factors.
Missouri appeals often require analysis tied to a statutory assessment date. A current appraisal may not answer a prior assessment-year question.
A report can organize market data and methodology for an assessor, attorney, appeal board or other authorized user, subject to filing and evidence requirements.
Before ordering, verify the assessment year, valuation date, filing deadline, intended use, report requirements and any hearing or testimony needs. An appraisal alone does not file your appeal or guarantee admission or acceptance.
Review assessed market value, classification, square footage, condition and the relevant assessment year. Obtain the assessor's supporting information where possible.
Contact your local assessor about informal review, if available. Follow the local Board of Equalization's filing rules even if informal discussions are ongoing.
Provide comparable sales, photographs, verified property facts, contracts or a properly scoped appraisal by the board's evidence deadline.
Depending on the locality, you may have a hearing or submit evidence under its established process. The assessor's evidence can also be considered.
The local board may increase, decrease or maintain the value. If you disagree, a State Tax Commission appeal may be available within its rules and deadlines.
Compare the potential benefit with appraisal fees, legal or consultant costs, the relevant tax year, and the strength of the available valuation evidence.
Missouri local Board of Equalization appeals generally have a deadline tied to the second Monday in July; verify local rules and exceptions. A later State Tax Commission appeal ordinarily must be filed by September 30 of the assessment year or 30 days after the local board decision, whichever is later, subject to applicable exceptions. The STC generally requires the board decision first.
Deadlines change by jurisdiction, assessment year and circumstances. Always consult official notices and filing instructions; do not rely on this page as a filing calendar.
TVA serves the St. Louis and Kansas City, Missouri markets. Where you file depends on the taxing jurisdiction—not simply the city name in your mailing address.
Review assessment records and official Board of Equalization filing instructions. Evidence submission deadlines matter. County appeal information →
The City of St. Louis has a separate assessment and appeal process from St. Louis County. City appeal instructions →
Check the Board of Equalization's portal and deadlines for the applicable assessment year; other Kansas City-area counties have separate processes. Jackson County appeals →
Our role isn't to promise that your taxes will decrease. It's to develop an independent, credible opinion of value supported by property research and market evidence, with the right scope and effective date for the assignment.
Neighborhood-specific sales research and attention to property differences—not merely national algorithms.
We do not choose a predetermined conclusion to win an appeal. The analysis must support the value opinion.
We clarify the assessment year, property, intended use, users, valuation date, fees and deadlines before proceeding.
Appraisal assignments depend on property type, location, licensing, independence, data availability and complexity. Testimony, hearings or litigation support are separate scope considerations when applicable.
Market value is the property's estimated value; assessed value is the taxable fraction determined by property classification. In Missouri, residential real estate is generally assessed at 19% of market value and most commercial real estate at 32%.
You can review and potentially challenge the assessor's market value or classification if you have grounds. But an increase in taxes alone does not demonstrate a valuation error, since levies and other factors also influence bills.
Review your notice as soon as it arrives. Appeal when you have credible evidence the assessment or classification is wrong and you can meet the required filing and evidence deadlines. Missouri typically conducts general reassessment in odd-numbered years; an appeal may arise in other years under applicable circumstances.
An appraisal may support a lower value, but a taxing authority decides the appeal. There is no guarantee of a reduction, and a board may leave the assessment unchanged or increase it.
Automated estimates may be useful as context but often lack the property-specific analysis, legally relevant effective date and comparable-sale support needed for an appraisal. Ask the appeal authority what evidence it accepts.
The appropriate date depends on the assessment year and the governing rules. Missouri's regular real estate reassessment valuation dates are generally January 1 of odd-numbered years. Confirm the correct effective date before ordering.
Assessment notices, property record cards, verified square footage, photos of dated defects, repair estimates, relevant sales, recent contracts, income and expenses for investment property, and available appraisal reports may help. Evidence requirements vary.
Yes, commercial assessments may be appealed. The relevant appraisal scope may involve income, sales, leases, vacancy and expense analysis. Commercial appeal proceedings can involve different procedural and legal representation requirements.
No. Do not assume filing automatically suspends payment requirements, interest or penalties. Verify your county collector's rules and seek qualified advice about payment obligations during an appeal.
It depends on location, property type, complexity, effective date, research, report format, access and possible hearing requirements. TVA provides an assignment-specific quote after reviewing the scope.
Our appraisal service does not automatically include filing an appeal, tax representation, legal advocacy or testimony. Those services, if available and appropriate, require separate discussion and scope confirmation. You or your representative remain responsible for filing deadlines.
Missouri generally offers an appeal to the State Tax Commission within its applicable filing window. Check the Commission's current procedures, eligibility and required board decision documentation. Consider an attorney for procedural or legal advice.
Educational information only, not tax or legal advice. References: Missouri State Tax Commission: assessment calculations · State Tax Commission appeals · Appeal steps & evidence.
Tell True Value Appraisal about your property, assessment year and appeal deadline. We'll discuss whether an independent tax assessment appeal appraisal is an appropriate next step.
REQUEST AN APPRAISAL →St. Louis & Kansas City, Missouri · Independent property valuation · No guaranteed tax savings
