Property Tax in Cass County, Missouri
In Cass County, Missouri, the typical homeowner pays $2,364 a year in property taxes on a home worth a median of $269,000. The figures on this page are the Census Bureau's published medians (US Census Bureau, American Community Survey (ACS) 5-year estimates, 2023), shown exactly as released.
What the Cass County numbers mean
The median is the midpoint of the county's actual bills: half of Cass County homeowners pay more than $2,364 a year and half pay less. The exact bill for any one home depends on its assessed value, exemptions, and which school, municipal and special districts cover it.
Set against the median home value of $269,000, the median bill works out to a derived effective rate of 0.88%. That rate is an estimate computed from the two medians — no county publishes a rate calculated this way — but it adjusts for home prices, which makes comparisons between counties more meaningful.
The key figures for Cass County
| Measure | Cass County |
|---|---|
| Median real estate taxes paid per year | $2,364 |
| Median home value | $269,000 |
| Derived effective rate* | 0.88% |
| Equivalent monthly tax | $197 |
| Tax per $100,000 of value (derived) | $879 |
| Illustrative tax on a $400,000 home (derived rate) | $3,516 |
For context, the Missouri medians are $1,887 of tax on $215,600 of value, and the US medians are $2,969 on $303,400. *Derived figures are estimates from Census medians, not official rates.
Cass County at a glance
- Median tax rank in Missouri: #6 of 115 counties
- Median home value rank in Missouri: #4 of 115
- Population rank in Missouri: #10 of 115 (109,393 residents)
- Population density rank: #14 of 115 (157 people per square mile)
- Land area rank in Missouri: #27 of 115 (696 sq mi, 1.0% of the combined county land area)
- Median tax as a monthly figure: $197; per $1,000 of home value: $0.88
How Cass County compares
The median tax bill in Cass County is about 25% higher than the state median ($1,887 for Missouri) and about 20% lower than the US median ($2,969 nationally). By median taxes paid, the county ranks #6 out of 115 Missouri counties with published Census data — 5 counties in the state have a higher median bill.
Comparisons cut both ways: a county can have a modest rate but high bills because homes are expensive, or a high rate but modest bills because homes are cheaper. Cass County's derived rate of 0.88% sits below the derived US figure of 0.98%.
Some extra context for Cass County: the median bill works out to about $197 a month, and the derived rate equals roughly $879 of tax per $100,000 of home value. The county is home to 109,393 people — the #10 most populous county in Missouri, spread over 696 square miles, a density of about 157 people per square mile. Its median home value, $269,000, ranks #4 among the state's 115 counties with data.
Nationally, Cass County's median bill of $2,364 ranks #788 of 3133 counties with published data — inside the top 25% of counties by tax paid. The county accounts for about 1.8% of Missouri's population, its median home value is about 25% above the state median, and at the derived rate the median home would hand over roughly 8.79% of its value in tax across a decade. Within the state, the distance from Cass County to the most expensive county, Platte County ($3,365), is $1,001 a year.
Counties nearest Cass County in the Missouri ranking
| County | Median tax paid | Median home value | Derived rate* |
|---|---|---|---|
| Clay County, MO | $2,817 | $256,400 | 1.10% |
| Jackson County, MO | $2,448 | $213,300 | 1.15% |
| Boone County, MO | $2,232 | $254,100 | 0.88% |
| St. Louis city, MO | $1,935 | $185,100 | 1.04% |
Cass County and its population peers
Counties of a similar size can tax very differently. The table below shows the counties closest to Cass County in population across the United States, with their median bills and home values. Within the group of 9, Cass County ($2,364) ranks #6 of 9 by median tax paid.
| County | Population | Median tax paid | Median home value | Derived rate* |
|---|---|---|---|---|
| Warren County, NJ | 110,238 | $8,156 | $323,100 | 2.52% |
| Mercer County, PA | 109,852 | $1,943 | $153,600 | 1.26% |
| Bradley County, TN | 109,743 | $1,174 | $230,800 | 0.51% |
| Miami County, OH | 109,549 | $2,106 | $209,200 | 1.01% |
| LaSalle County, IL | 109,049 | $3,336 | $154,900 | 2.15% |
| Eaton County, MI | 109,000 | $2,924 | $206,700 | 1.42% |
| Platte County, MO | 108,751 | $3,365 | $317,600 | 1.06% |
| Carver County, MN | 108,622 | $4,380 | $426,900 | 1.03% |
The closest population match is Miami County, Ohio (109,549 residents), where the median real estate tax paid is $2,106 on a median home value of $209,200 — $258 more than Cass County pays.
Inside Missouri itself, the counties closest to Cass County in population are Boone County (185,874 residents, median tax $2,232 on a median value of $254,100); Jasper County (123,532 residents, median tax $1,171 on a median value of $158,500); Platte County (108,751 residents, median tax $3,365 on a median value of $317,600); Franklin County (105,316 residents, median tax $1,774 on a median value of $214,900). Same state, same broad tax framework — yet the median bills still differ, because assessed values and the mix of county, municipal and school-district rates are set locally.
How the tax is worked out
The bill is built in stages. First the assessor puts a market value on the property. Exemptions — a homestead exemption above all — then reduce the taxable amount. Finally the combined local rate is applied. To see the scale: at the county's derived rate of 0.88%, each $100,000 of value corresponds to about $879 of tax a year, and a $400,000 home to roughly $3,516. Real bills use the official assessment and district rates, not this derived figure, so treat the example as a sense of scale only.
Illustrative bills in Cass County at the derived rate
The derived rate of 0.88% is only an estimate built from medians, but applying it to different home values gives a sense of scale for Cass County — and a quick way to compare with the state derived rate of 0.88% and the US figure of 0.98%:
| Home value | Illustrative tax / year | Per month |
|---|---|---|
| $150,000 | $1,318 | $110 |
| $250,000 | $2,198 | $183 |
| $350,000 | $3,076 | $256 |
| $500,000 | $4,395 | $366 |
| $750,000 | $6,592 | $549 |
Illustration only: real bills are computed from the assessed value, exemptions, and the combined rates of the property's actual taxing districts.
Checking your assessment in Cass County
Most successful appeals are won on facts, not arguments. Start with the property record card held by the Cass County assessor: wrong square footage, an extra room, or a missing homestead exemption are common and fixable. Next, line your assessed value up against recent sales of genuinely similar homes nearby. Many disputes end at an informal conversation with the assessor's office; if yours does not, file the formal appeal with the review board named on your notice before its deadline, evidence attached, and keep paying the bill in the meantime so penalties do not build up.
More Missouri counties
Frequently asked questions
What is the median property tax in Cass County, Missouri?
The median real estate tax paid in Cass County, Missouri is $2,364 per year, on a median home value of $269,000 (US Census Bureau, American Community Survey (ACS) 5-year estimates, 2023).
What is the effective property tax rate in Cass County, Missouri?
Dividing Cass County's median tax bill ($2,364) by its median home value ($269,000) gives a derived effective rate of 0.88%. This is an estimate computed from two Census survey medians — it is not the county's official tax rate.
How does Cass County compare with the rest of Missouri?
By median taxes paid, Cass County stands at #6 among the 115 Missouri counties the Census publishes figures for. Its $2,364 median bill is about 25% higher than the state median ($1,887), and 5 counties in the state record a higher median.
How are property taxes calculated in Cass County, Missouri?
Three steps produce the bill: an assessment of market value by the local assessor, a reduction for exemptions you qualify for (a homestead exemption is the common one), and multiplication by the combined rates of the county, municipality, school district and any special districts covering the property. The median result in Cass County is $2,364 of tax on a $269,000 median home value.
Can I appeal my property tax assessment in Cass County, Missouri?
Yes — appeals are handled locally. Start with the Cass County assessor's property record card for your home, correct any factual errors, and back your case with comparable recent sales. Formal appeals go to the review board named on your assessment notice and must be filed by its deadline, typically within 30 to 90 days.