All real estate is primarily valued on a large-scale method called mass appraisal. The value is based on current costs to replace the property minus accumulated depreciation. This is an efficient and fair method for determining the values of land and homes when being performed on a large amount of properties.

Why is my property reassessed so often?

State law requires assessor's throughout the state to reassess all the real property liable for taxes every odd numbered year. This is a large undertaking, but keeps property assessments consistent with the actual events that are occurring in the open real estate market for Jefferson County. Personal property is updated every year.

Why does my assessment seem to go up every time?

Some assessments do go up regularly. In a fast growing county like Jefferson, property values are increasing at a steady pace due to many factors such as supply and demand and cost of construction. The economy has a lot to do with the performance of the real estate market. It is Mr. Holman and his staff's duty by law to strive to maintain assessments at the "market" value of the property.

Doesn't property decrease in value the older it gets?

Unfortunately, there is no cut and dry rule. Most equipment and Structures do decrease in value the older they become. However, some of this property actually increases in value, such as classic and collectible cars, airplanes, and land. In most circumstances, common vehicles and equipment will depreciate or decline in value until replaced with a newer model or rebuilt. However, real estate consists of the improvements (houses, sheds, and garages) and the land. Normally houses are maintained to a certain level that allows them to last many years longer than vehicles, thereby decreasing in value at a slower pace. Land on the other hand historically increases in value. Therefore, even though a home may depreciate a slight amount, the land it rests upon may actually be increasing in value at a faster rate, resulting in an overall property value increase. Also, the costs to replace an existing home may increase, raising the expense it would take to build a similar home. Consequently, making it worth more to a potential buyer or someone contemplating building a home that would rather buy and avoid the hassle of constructing one. Lastly, the motivations of the consumer can outpace depreciation because people buy property for a multitude of reasons that sometimes are beyond the typical rationale. People will pay higher prices for real estate for reasons other than the physical qualities of the property, such as, schools, location, prestige, seclusion and many more intangible factors too complex to list here. The bottom line is: there is no reliable method to accurately predict what trends are going to occur and at what rate, the only reliable method of appraisal is to monitor the market and make adjustments as they occur.

What is market and assessed value?

Market value is the value in actual dollars of the property if it were sold on the open market. Assessed value is a percentage of the market value set by state law and determined by the classification of the property. Residential property is assessed at 19 percent of its market value; commercial property is assessed at 32 percent of its market value; agricultural property is assessed at 12 percent of its market value.

Where market value is derived from actual occurrences in the real world, assessed value is a product of state tax laws. Mr. Holman and the assessor's office are charged with finding the market value.

What if I don't agree with the assessor's value?

There are safeguards within the assessor's office designed to prevent Errors and guard against inflated values. Likewise, constant research is performed to assure the values we apply are consistent and fair compared to the real market. Therefore, it isn't likely the value would be overstated. However, if you feel the value is out of line, first, call the Assessor's Office and review the information on file and see if it represents your property. If the records are correct and you are still not satisfied, then do some research along the lines of that which an independent appraiser would do, if you hired one to perform a formal appraisal on your property. Compare your home to others in the general area and see what they are selling for. This info is sometimes available from local realtors, or neighbors or check listings for similar homes in the area. If you find this information supports your argument, you may want to revisit the assessor's office with the information you gathered. If still not satisfied an appeal to the board of equalization may be in order.

How do I appeal my assessment?

If all other efforts have failed, you may appeal to the Jefferson County Board of equalization before the third Monday in June, of each year, to file a formal appeal. This may be accomplished by contacting the county clerk by phone at (636) 797-5478. Subsequent appeal measures may be addressed at your hearing with the board of equalization; if the board of equalization doesn't rule favorably you may further your appeal rights to the Missouri state tax commission.

How can my taxes go up in a non-reassessment year or without raising my assessment?

The most important factor governing your tax bill amount is the total amount of the tax levies, or overall tax rate; that is applied to your assessment. This, in turn, is how the county collector and clerk arrive at your tax bill amount. Consequently, depending on various factors, the entities in your area may increase or decrease their levies resulting in a direct effect on your tax bill. If the entities in your area increase the overall tax rate-your taxes are increased without any action on the part of the assessor's office. Additionally, the mixture of school, fire, ambulance and other services determines which levies are applicable for your particular property. For example: houses located in several different areas of the county can have the very same assessment from our office, but each of them may pay different amounts of taxes. The particular taxing entities that are applicable to your property and their share of your tax dollars is listed on your annual tax bill. If your tax rate is raised, either by entity action or election approval your taxes may increase without an adjustment in your assessment.

How are my vehicles valued?

Your vehicle value is derived from the October edition of the "national automobile dealers association" value guide. By state law, the values are derived from this publication. New rules, recently enacted, provide that the Missouri State tax commission compiles the guide, for use by the various assessor's throughout the state. Because of the enormous variety of makes and models and possible configurations, it is impossible to produce a definitive guide to accurately value every vehicle. Therefore, these values are an approximation of what your vehicle may be worth. However, using a nationally recognized authority on vehicle values makes the assessment on vehicles fair and consistent throughout the state.

It seems that we pay a large amount of taxes, is Missouri out of line with the rest of the country?

Missouri consistently ranks at the lowest end of the scale as compared to the rest of the United States. The figures are compiled for total tax dollars spent, to include income taxes and local property taxes. Although it may seem like Missourian's are paying a lot of taxes, when compared to the rest of the country we are benefiting from frugal spending when it comes to tax dollars. We get many stories from people who move here from another state relating how much cheaper it was for property taxes in Jefferson County, compared to where they came from. Also, even though some states don't collect personal property taxes, there is usually much higher license fees and other taxes that make up for whatever revenue is lost through a lack of property taxes.

Is there any help for folks on a limited income?

For senior citizens and 100% disabled persons there is a program set up to Assist with the burden of real estate taxes. To see if you qualify, there is a toll free number that you can call and get information: senior citizens circuit breaker-1-800-243-6060.

With the new laws governing appraisers are there any new requirements for the assessor's office?

Most assessor's offices already had competent, experienced personnel On staff and are exempt from the licensing requirements that fee appraisers must meet to practice appraisal. However, Mr. Holman has implemented an initiative where he and most of his appraisers already have, or are working toward obtaining, their state appraisal licenses.