At Lutz Sales + Investments, one of the most common questions we hear—and honestly, our least favorite—is:
“What will my new property tax bill be?”
It’s not because we don’t want to help. It’s because the answer is complicated. In Jackson County, Missouri, your property taxes are based on the county-assessed value, and that figure often differs significantly from the price you paid for the property.
Here’s a quick breakdown of how assessments work, how you can estimate future property taxes, and what to expect from recent changes to the Jackson County Assessment Procress.
How Jackson County Assesses Property Values
Jackson County reassesses all properties every other year in odd-numbered years (2021, 2023, 2025, etc.). These reassessments can be:
- Modest in quiet market years,
- Drastic in hot markets (like in 2023), or
- Even slightly lower in rare cases.
2023 Shockwave
In 2023, Jackson County increased property values by an average of 30%, with some properties seeing up to 200% increases. Unsurprisingly, property owners were frustrated and voiced their concerns loudly.
2025 Cap on Increases
In response to the 2023 backlash, Jackson County has announced that 2025 property assessment increases will be capped at 15%. But a cap doesn’t mean bills won’t rise in the long run—just that the increase will be somewhat buffered in 2025.
How to Estimate Your Property Tax Bill
There are two ways to ballpark your taxes: a quick-and-dirty estimate, and a more accurate calculation based on local mill levies.
1. Rough Estimate
Formula: Assessors Market Value × 1.5%
This gives you a general ballpark and is useful for quick planning.
Example:
- Market Value = $860,700
- Estimate = $860,700 × 1.5% = $12,907
2. More Accurate Estimate
Formula: Assessors Market Value × 19% × Mill Levy
Here’s how this works:
- The county assesses residential property at 19% of market value.
- That assessed value is then multiplied by the mill levy.
- The mill levy fluctuates year to year and across districts, but in Kansas City, it’s been between 7.82% and 8.3% over the last five years, with an average of 8.09%.
Example:
- Market Value = $860,700
- Assessed Value = $860,700 × 19% = $163,533
- Tax Estimate = $163,533 × 8.09% = $13,225
In 2024, the mill levy dropped to 7.89%, so the final tax bill came in slightly lower at $12,907.
Why did the mill levy drop? When everyone’s assessed value goes up significantly, the county can collect the same amount with a lower tax rate.
When Do You Find Out the Official Assessed Value of Your Property?
- Assessed values are released in odd-numbered summers (like summer 2025).
- Tax bills aren’t due until December 31 of that year.
- After receiving your assessment, you’ll have a window of time to appeal your assessed value.
Want to understand the process better?
Check out Jackson County’s video on how they calculate property values.
Need Help Appealing?
Lutz Sales + Investments does not file tax appeals for clients. But we’re happy to support your efforts by:
- Providing an example appeal letter
- Supplying compatible sold properties
- Offering an income-based valuation using cap rates (just send us clean trailing financials)
And if you’d prefer to hand it off, we’ll gladly recommend a local property tax consultant who can fight the valuation on your behalf.
Final Thoughts
Forecasting your property taxes in Jackson County isn’t always straightforward—but with the right tools and approach, you can get a solid estimate and take proactive steps if needed.
Still have questions or want help preparing for reassessment season?
Reach out to the Lutz team — we’re here to help investors make confident, data-backed decisions.
