Property tax in Cass County, Missouri
In Cass County, the property tax bill comes from the Cass County Collector of Revenue. The 2026 bill is due December 31, 2026. You can look up and pay the bill on the county's own payment page. Taken from Cass County's own pages, checked September 23, 2026.
The median property tax bill in Cass County, Missouri is $2,504 a year, which is about 0.86% of the county's median home value of $292,400. That effective rate is higher than the typical Missouri county (0.7%) and higher than the national median (0.81%). These are American Community Survey 5-year estimates (2024); your own bill depends on your home's assessed value and any exemptions.
Who sends the property tax bill in Cass County, and how do you pay it?
The bill comes from the Cass County Collector of Revenue. The value it is based on is set by a separate office, the Cass County Assessor, which is who to ask if the value looks wrong. For how to look up and pay the bill, go to the county's own payment information.
The Cass County Collector of Revenue sends one annual bill that includes the taxes of the cities, school districts, fire and ambulance districts and library and hospital boards in the county, so there is no separate city property tax bill. The Collector's office is at the Mill-Walk Mall, 2725 Cantrell Road, Harrisonville, not the courthouse. Card payments carry a processor fee of 2.4% for credit cards and 2.0% for debit cards, which goes to the processor, not the county. The Assessor reassesses real estate in odd-numbered years, so 2027 is the next reassessment.
When are property taxes due in Cass County?
For the 2026 bill, Cass County has one due date: December 31, 2026. Real estate taxes are due when the bill arrives and no later than December 31; December 31, 2026 is a Thursday. The Collector mails bills during November; if yours has not arrived by the end of November, call the Collector's office at 816-380-8377, because not receiving a bill does not excuse the tax or late fees. A mailed payment counts by its U.S. postmark, not a private postage meter date, so it must be postmarked by December 31. An optional monthly payment program spreads the next year's taxes over 11 automatic bank drafts based on last year's amount; escrowed accounts and accounts with unpaid taxes cannot enroll. Taxes not paid in full by December 31 are delinquent on January 1 under Missouri law, and the county says penalties and fees can reach 25% during the first year of delinquency. Real estate with unpaid taxes can be offered at the county's tax certificate sale, held each year on the fourth Monday in August.
From Cass County's published schedule, checked September 23, 2026. If a date falls on a weekend or holiday, the county's own rules on the next business day apply.
Estimate the property tax on a home in Cass County
Enter a home's market value for a ballpark at Cass County's average effective rate of 0.86% (Census). The real bill depends on the home's assessed value, the millage where it sits and any exemptions.
Estimated property tax: $2,515 / year
Property tax in Cass County at a glance
| Measure | Value |
|---|---|
| Median annual property tax | $2,504 |
| Median home value | $292,400 |
| Effective tax rate | 0.86% |
| Typical Missouri county rate | 0.7% |
| National median county rate | 0.81% |
Effective rate = median real estate taxes paid divided by median home value. Source: U.S. Census Bureau, American Community Survey 5-year estimates.
How does Cass County compare in Missouri?
Among Missouri's 115 counties, Cass County has the 15th highest effective property-tax rate: 14 rank higher and 100 rank lower. That places it among the most heavily taxed counties in the state. Nationally, it ranks 1452nd of 3135 US counties by effective rate. See every Missouri county ranked.
How much do homeowners in Cass County actually pay?
The median is only the middle bill. Across Cass County's 32,678 owner-occupied homes, 35.8% pay $3,000 or more a year in property tax, 61% pay at least $2,000, and 7.9% pay under $800. Another 3.3% report paying no property tax at all, which usually means an exemption covers the whole bill.
| Annual bill | Homes | Share |
|---|---|---|
| Under $800 | 2,581 | 7.9% |
| $800 to $1,499 | 5,186 | 15.9% |
| $1,500 to $1,999 | 3,889 | 11.9% |
| $2,000 to $2,999 | 8,223 | 25.2% |
| $3,000 or more | 11,714 | 35.8% |
| No property tax paid | 1,085 | 3.3% |
Owners with a mortgage pay a median of $2,582 and owners without one pay $2,331. That is within 10% either way, so in Cass County paying off the house does not go with a noticeably different bill. Census table B25103.
How does the Cass County property tax bill compare with local incomes?
The median property tax bill of $2,504 is about 2.4% of the median income of Cass County homeowner households, $103,212 a year. That compares two middles, so a retiree in a long-held home can pay a far larger share. 75.6% of Cass County's occupied homes are lived in by their owners; renters pay property tax too, just folded into rent.
Have property taxes gone up in Cass County?
Yes. The median bill went from $1,868 in 2015-2019 to $2,504 in 2020-2024, a 34% rise. Over the same span the median home value moved 61.5%, from $181,000 to $292,400. Bills rose more slowly than values, which is what assessment caps and falling millage rates do: the county is taxing a smaller share of each home's worth.
Two Census ACS 5-year periods with no survey years in common, in each period's own dollars. A change counts only if it exceeds the combined 90% margin of error.
Property tax in counties next to Cass County
Cass County borders 6 counties, 2 of them across the state line.
| County | Effective rate | Median bill | Median home value |
|---|---|---|---|
| Miami County, KS | 1.27% | $3,643 | $287,700 |
| Johnson County, KS | 1.14% | $4,447 | $391,200 |
| Jackson County, MO | 1.12% | $2,575 | $230,500 |
| Cass County, MO (this county) | 0.86% | $2,504 | $292,400 |
| Henry County, MO | 0.81% | $1,296 | $160,600 |
| Johnson County, MO | 0.66% | $1,565 | $235,700 |
| Bates County, MO | 0.61% | $1,039 | $170,800 |
How is a home assessed in Cass County?
Missouri assesses homes at 19% of market value in every county, Cass County included. How Missouri assesses and reappraises homes.
Is there a homestead exemption in Cass County?
No. Missouri has no general homestead exemption; relief comes through the income-tested Property Tax Credit and the county-option senior freeze. That is the Missouri rule, and it applies in Cass County. Missouri's exemptions and relief programs in full.
On top of the Missouri programs, Cass County runs its own:
- Cass County Senior Citizen Property Tax Credit: Under county ordinance 24-06, a homeowner who is 62 or older, lives in Cass County, lives in the home as a primary residence, is named on the deed (trusts and LLCs reviewed case by case) and is current on real estate taxes gets a yearly credit that holds the local share of the home's real estate tax at its level in the year they enrolled. The state Blind Pension Fund levy and special assessments such as neighborhood and community improvement districts are not frozen, improvements that add value are taxed, and the credit is lost for any year the tax is not paid by December 31. The credit belongs to the owner and does not pass to a buyer or heir. New applicants must apply in person at the Collector's office during the yearly open enrollment (April 12 to July 9, 2027 for the next group) unless the Collector approves other arrangements; since Ordinance 26-01 in January 2026, enrolled owners stay enrolled without reapplying. Apply by July 9, 2027.
How to appeal your Cass County property assessment
In Cass County you appeal to the Cass County Board of Equalization. The deadline: Talk to the Assessor's office first. For 2026 the county's Board of Equalization appeal form had to be returned to the Cass County Assessor's office, postmarked or hand delivered by July 13, 2026 (now passed), and the form said mailed appeals were accepted only by certified mail. Missouri law has appeals lodged with the County Clerk as secretary of the Board, and the Clerk's office handles the Board's appeals, so if you mail or drop off a form, call the Clerk at 816-380-8102 to confirm it reached the Board before the deadline. A further appeal to the Missouri State Tax Commission is due by September 30 or 30 days after the Board's final action, whichever is later. How to file. Checked September 23, 2026 against the official appeal rules.
How Missouri's appeal process works, including the next level if the first one turns you down.
Missouri rules from primary state sources, reviewed September 7, 2026; sources on the Missouri page.
Work out your own numbers
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How much house can I afford?
Your income, debts and down payment against the 28/36 rule lenders actually use, with Cass County's tax rate to hand.
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Mortgage calculator
Monthly payment with principal, interest, tax and insurance, plus what an extra payment saves you.
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Missouri income tax
Brackets, standard deduction and what Missouri actually taxes.
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Sales tax in Cass County
The other local tax: combined state and local rate for this county.
Sources
- Median real estate taxes paid and median home value for Cass County, Missouri: U.S. Census Bureau, American Community Survey 5-year estimates (2020-2024), tables B25103, B25077, B25102, B25119 and B25003; the five-year comparison uses the 2015-2019 estimates. Neighboring counties: Census county adjacency file.