Owning property already comes with plenty of expenses. You shouldn’t have to pay more taxes because of an unfair or inaccurate assessment. Unfortunately, assessment errors happen more often than most people think. Knowing the circumstances in which you can file a property tax appeal and how the appeals process works can help you lower your taxes and get through the process more efficiently.
Valid Reasons to Appeal a Property Tax Assessment
Some reasons Missouri tax authorities will accept for appealing a property tax assessment include:
- Misclassification – Your property has been placed in the wrong category (e.g., residential, agricultural, commercial), which affects your tax rate. Your classification must match the property’s actual use, not just its zoning.
- Misgraded Agricultural Land – If your land is used for farming but was placed in the wrong productivity grade, your property tax assessment might be too high based on incorrect agricultural value grading.
- Discrimination – Your property has been assessed at a higher percentage of market value than similar properties in the same class, leading to unequal treatment.
- Exemption – You believe your property qualifies for a tax exemption due to use for religious, charitable, or educational purposes, but the assessor denied that status.
How Does the Property Tax Appeal Process Work?
To appeal your property tax assessment in Missouri, you must first file an appeal with your county’s Board of Equalization. You must complete this step before taking your case to the State Tax Commission. If you disagree with the Board of Equalization’s decision, you can file an appeal with the Commission. You usually must submit your appeal by September 30 of the same calendar year or within 30 days of the Board’s decision, whichever is later.
Once you submit your appeal to the Tax Commission, your case begins with a prehearing conference, where you and the assessor’s office discuss the dispute informally. If you can’t reach an agreement with the assessor’s office, the case moves to an evidentiary hearing, which is like a simplified trial. You have the chance to present evidence – such as appraisals, photos, or repair estimates – to support your claim.
A Hearing Officer, who acts like a judge, will review everything and issue a written decision. If needed, you can request a review of that decision by the full Commission.
How Do You Prove Your Property Assessment Is Incorrect?
Local and state tax authorities won’t accept a property tax appeal without robust evidence. Some evidence you and your lawyer might use to support your appeal includes:
- A recent appraisal by a certified real estate appraiser
- A sales contract or closing statement from a recent purchase
- Photos showing damage to your property or necessary repairs
- Repair estimates from licensed contractors
- Sales data for comparable properties in the area
- Property tax assessments of similar nearby properties (for discrimination claims)
- Documentation showing incorrect property details (e.g., wrong square footage or number of rooms)
- Testimony from qualified expert witnesses
How We Can Help
At Uthoff, Graeber, Bobinette & Blanke, we routinely help Missouri property owners challenge unfair tax assessments. We can review your assessment, gather evidence to show how the assessor made a mistake, and handle all the paperwork and legal deadlines. Whether your case involves overvaluation, misclassification, or discrimination, we can build a strategy tailored to your situation. We can also represent you in hearings and fight for a fair outcome – whether you’re a homeowner or a business owner. Contact us today for a free consultation to discuss your appeal and protect your investment.