Assessor
The Assessor’s office reviews and valuates all real property in Franklin County with the aid of a state approved mass appraisal software system. A percentage, which is based on the property’s current use, is applied to the value. The resulting calculation is the assessed value. This assessment is used by taxing entities located within the County to determine property taxes on approximately 74,000 parcels. The Assessor’s office also provides information to the general public through the means of personal interaction in both informal meetings as well as formal appeal settings. Personal property is assessed each year and includes cars, trucks, motorcycles, tractors, etc. We mail over 50,000 personal and 3,500 business declaration forms or postcards each year, which are then returned to us for processing.
Contacts
Personal Property
Real Property
Assessor's Duties & Responsibilities
What is the Assessor's responsibility?
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The Assessors responsibility is to value and assess real estate and personal property located within the county. Contrary to popular misconceptions, the Assessor does not calculate taxes, collect taxes, set tax rates or create tax bills. The Assessor is concerned with property values, not taxes. The collector's office creates the tax bills and collects the taxes for the various taxing entities that are located within the county. Taxing jurisdictions determine the tax levy, which is the rate of taxation required to fill the gap between the operating budget and expected revenue. It is the taxpayer's responsibility, as a property owner, to contact the appropriate taxing entities or attend their annual budget meetings if there are questions or concerns about taxes or how tax dollars are spent.
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The assessor's work is subject to review by the Board of Equalization and the State Tax Commission. The State Tax Commission is the state agency charged with general supervision of assessors and with enforcing property tax laws.
Annual Real Estate Assessment Roll:
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The Franklin County assessor's Office currently tracks and assesses over 73,000 parcels totaling more than $1.511 billion in assessed value. This is the thirteenth highest assessed value in the State of Missouri out of the 114 counties and the City of St. Louis.
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The Franklin County Assessor's Office receives and processes over 10,000 related instruments and deeds from the Franklin County GIS Department per year. Currently there are over 6,300 subdivisions in Franklin County.
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The Franklin County Assessor's Office biannually reassesses all real estate in Franklin County, which involves reviewing the data, updating data and new photographs if needed on an ongoing basis.
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All new construction is tracked; data collected, assessed and added to the assessment rolls annually. Residential, agricultural and commercial new construction is assessed based on its value as of January 1 of each year. Notification of value change on new construction parcels are sent each year.
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The Franklin County Assessors Office notifies owners of real property if the value established for the individual parcels has increased. Over 20,000 notices are mailed annually.
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The Franklin County Assessors Office classifies each parcel of real estate in compliance with the classifications defined under Missouri statute. This includes approximately 50,000 residential, 24,000 agricultural and 3,400 commercial classifications.
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The Franklin County Assessors Office conducts hundreds of informal hearings. Most are done during the reassessment year, but some hearings are held every year.
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The Franklin County Assessors Office receives thousands of requests for information available from our office. We receive requests from mortgage companies, real estate agents, banks, appraisers, title companies, government agencies, tax representatives, communities, taxing entities and from our property owners.
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The Franklin County Assessor's Office, Real Estate Division consists of two office support personnel, six field personnel, and one supervisor.
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The Franklin County Assessor's Office strives to operate efficiently and responsibly. In the past few years our office has upgraded to state of the art computer software for the real estate department. This allows our office to be more independent and flexible.
Annual Personal Property Assessment Roll:
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The Franklin County Assessor's Office mails personal property Assessment Lists (declarations) annually to every individual and business that was on the assessment roll the previous year. More than 44,000 declarations are mailed each year with an assessed value over $300 million.
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As the declarations are returned they are electronically scanned, then the actual image can be viewed at the workstations. In March second notices are are mailed to individuals and businesses whose declarations were not received.
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More than 80,000 automobiles and trucks are valued utilizing values from the National Automobile Dealers Association manuals. The Franklin County Personal Property Department maintains an excess of over 25,000 values for these makes, models and years of vehicles.
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Additional items required to be assessed by Missouri statutes include motorcycles, buses, airplanes, motor homes, campers, boats, trailers, ATVs, UTVs, mobile homes not attached to owner land, farm machinery, livestock and business equipment.
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The Franklin County Assessor's Office Personal Property Division consists of one lease company clerk, two personal property clerks, one business clerk and one supervisor.
Preparation of Annual Railroad & Utilities Assessments:
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Local assessed utilities and railroads are required to report property information to the assessor by April 1, annually. The assessments include both real and personal property and must be identified by taxing jurisdiction and certified by the County Clerk by April 20 each year. These values can fluctuate due to inventories and construction work in progress.
Board of Equalization:
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Taxpayers who feel the assessment established by the Franklin County Assessor's Office is unfair or incorrect, may appeal to the Board of Equalization (BOE). This appeal must be filed by the second Monday in July in the corresponding year. The Franklin County Assessor's Office presents to the BOE all information relevant to the appeal so the BOE has adequate information to reach a determination as to the assessment placed on the property.
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The Franklin County Assessor's Office places great emphasis on addressing taxpayers concerns in an effort to see everyone is treated fairly and to minimize the number of appeals filed to the BOE.
State Tax Commission Appeals:
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The Franklin County Counsel represents the county on all assessment appeals from the BOE. All of our appraisal staff work directly with the property owners answering concerns and questions they have regarding how their values are determined.
Personal Property Filing Date
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IMPORTANT: If you have not received an assessment form and owned any personal property as of January 1st, please notify our office.
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If you own a Business and are not receiving an Assessment Form, please contact the office so we can get an account started and answer any questions about the equipment and items that are to be reported.
These are due by March 1st to avoid a penalty.
Notices received after March 1st are subject to penalties set forth by MO State Statute 137.280.
Personal Property Information
How is personal property assessed?
Personal property is assessed each year and includes cars, trucks, buses, motorcycles, motor homes, boats, motors, campers, trailers, historic vehicles, airplanes, ATVs, UTVs, Mobile Homes not attached to owners land, heavy equipment, farm machinery and livestock. Vehicle values are predominantly from the N.A.D.A. vehicle value guides, per statute, and other valuation guides and/or market data for other types of personal property. Business equipment is generally valued based on cost/depreciation tables as applied to acquisition cost(s) of equipment, supplemented with market data where available. If you own a business, you need to file your equipment, tools, computers, furniture, fixtures, office machines, etc. as well as any of the previously listed items from the regular form.
Once Value has been determined, the assessor calculates a percentage of that value to arrive at assessed value. The percentage is based on the classification, determined by the type of property or how it is used.
Personal Property Assessment Rate:
As an example, an automobile with a market value of $12,000 would be assessed at 33 1/3% or $4,000.
How does the Assessor know what personal property I have?
The assessor sends out approximately 45,000 personal and 3500 business assessment forms in the second week of January each year. If you live in Franklin County as of January 1st of that year, you must file with the assessors office. It is your responsibility to send a completed form to the assessor by March 1, listing all the taxable personal property you owned January 1. As a courtesy, a second notice is typically mailed in mid March. The penalty for returning a late form ranges from $15 up to $105, depending on the amount of valuation involved. The assessor may contact you to follow up if the form is not complete.
I just purchased a vehicle, will I owe property taxes on it this year?
Property taxes are due on property owned, or under your control, as of January 1. If you did not own a vehicle on January 1, then no personal property taxes will be due. If you purchase a vehicle after January 1, no taxes will be due on it in the year of purchase. You will need to contact the collector and request a statement of non-assessment. If you traded or owned other vehicles on January 1 they will be assessed and liable for taxes for the year.
What if I'm in the military?
Military personnel whose Home of Record is Missouri must file in the county where they entered the service regardless of the location of the property, as per Federal Law 50 USC 571. Military personnel whose Home of Record is NOT Missouri are nontaxable.
Historic Autos
Farm Equipment and Livestock
Grain
Cars, Boats, Other
Mobile Homes
5%
12%
0.05%
33.3%
19%
Real Estate Information
Property Assessment is set forth by the Missouri Constitution and Missouri State Statutes. Property assessment is a requirement in all Missouri counties.
The system of annual assessment on personal property and biennial (every odd year) assessment on real estate is per Missouri Statutes.
The assessment system is under the oversight of the Missouri State Tax Commission. The commission ensures that all counties are uniform and equitable across the state and that statutory compliance is upheld.
How is real property assessed?
Assessments are based on Market Value. Real property is revalued every odd year. The effective date of the assessment is January 1st of the assessment year. The assessor determines a full or partial value of new construction depending upon the state of completion as of January 1st.
What is Market Value?
Market Value is the most probable price a property should sell for in a competitive and open market with an informed buyer and seller acting on their own and the price not being affected by any undue stimulus. This is generally described as an Arms Length Transaction.
How is Market Value estimated?
Three appraisal methods are used to determine the value of property:
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Market approach Your property is evaluated by comparing similar properties that have recently sold. Adjustments may be made for differences such as a garage, finished basement, or better location of those comparable properties. This can be the most reliable approach for residential property where there are frequent sales and similarities in properties.
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Cost approach First, the value of the land is estimated, as if vacant. The assessor then adds the amount it would take to replace your structure with one of similar construction and amenities, including current costs of materials and labor, profit, overhead, permit fees, and the like. If your structure is not new, the assessor then applies depreciation from all causes, and subtracts that amount from the calculation of replacement cost.
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Income approach This approach works well for apartments, shopping centers and office buildings. The assessor first estimates potential gross income from rentals, then subtracts an amount for vacancies and operating expenses. The amount of net income is then converted to a value for the property, using a process called capitalization.
Why do values change?
State law requires that all real property be reassessed every odd numbered year. Changes in market value as indicated by research, sales ratio studies and analysis of local conditions are used in determining your value.
Does the assessor visit my property?
An appraiser that is a member of the assessor's staff performs an exterior inspection of the property. Occasionally an interior inspection will be conducted when necessary, or upon invitation by the property owner. All staff members have photo IDs, are wearing an orange vest or shirt, and driving a marked Franklin County Assessor vehicle.
Does the Assessor or staff have the right to come on to my property?
Missouri Statutes provide for access to property by the Assessor and staff for assessment purposes.
Mo Rev Statutes Chapter 137 Sec 137.130.
Whenever there shall be any taxable property in any county, and from any cause no list thereof shall be given to the assessor in proper time and manor, or whenever the assessor has insufficient information to assess any real property, the assessor or an employee of the assessor shall assess the property based upon a physical inspection or on the best information the assessor can obtain; and for that purpose the assessor or an employee of the assessor shall have lawful right to enter into any lands and make any examination and search which may be necessary to assess such real property only when the assessor is entering because no list of taxable personal property has been given, and may examine any person upon oath touching the same. The assessor or an employee of the assessor shall not enter the interior of any structure on any real property as part of the inspection to assess such property without permission. The assessor shall list, assess and cause taxes to be imposed upon omitted taxable personal property in the current year and in the event personal property was also subject to taxation immediately preceding three years, but was omitted, the assessor shall also list, assess and cause taxes to be imposed upon such property.
How is my assessment level established?
Once Market Value has been determined, the assessor calculates a percentage of that value to arrive at assessed value. The percentage is based on the classification, determined by the type of property or how it is used.
Real Estate Assessment Rates:
An example is a residence with a market value of $75,000. The assessment rate is 19% which would place its assessed value at $14,250.
How is my real estate tax liability calculated?
Assessed Value X Local Tax Rate / 100 = Tax Liability. For a printable listing of local tax rates, click here.
How are real estate classifications determined?
Missouri statutes define the three subclasses of real estate:
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Subclass 1 – Residential property, all real property improved by a structure which is used or intended to be used for residential living by human occupants, vacant land in connection with an airport, land used as a golf course, and manufactured home parks, but residential property shall not include facilities used primarily for transient housing.
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Subclass 2 – Agricultural and Horticultural property is that which is actively used for those purposes. The University of Missouri provides the State Tax Commission with estimated values for each of the eight agricultural grades based upon soil surveys, soil productivity indexes, production costs, crop yields and other pertinent factors. It is not based on market value. However, when the highest and best use of land is considered to be agricultural, and it is not actively farmed, it is assessed according to market value and not by productivity guidelines.
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Subclass 3 – Utility, industrial and railroad property, and any other real estate that does not fit either of the other two classes. Includes mines, stores and factories.
Is all real property taxed?
The following property types are not subject to real estate taxes:
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Exempt – Property of non-profit corporations, churches, schools, taxing entities, 501-C3 organizations.
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Chapter 353 Abatement – Some properties are eligible for abatements. For more information about Missouri State Statutes Section 353, see the Chapter 353 Tax Abatement Document from the Missouri Department of Economic Development.
What if I disagree with the assessor's value?
If you disagree with the assessor's estimate of value, contact the assessor's office as soon as you are notified of your assessment and schedule an informal meeting with the assessor or one of the staff. Many misunderstandings or disagreements are taken care of at this level.
If after the informal hearing you are not satisfied, you may file a protest with the Board of Equalization. The appeal must be on a BOE form from the Assessor's office. The form must be submitted to the Board of Equalization before the second Monday in July.
If you are not satisfied with the decision of the Board of Equalization. You may appeal to the State Tax Commission by September 30th or 30 days after the Board of Equalization's decision, whichever is later. For more information on appeals to the Sate Tax Commission, see their web site at www.stc.mo.gov.
Residential
Agricultural
Commercial and Other
19%
12%
32%
Assessment Calendar
January 1st
The property valuation date for all personal and real property.
March 1st
Personal property assessment List due to Assessor’s Office – penalties apply if late.
June 30th
Real estate and personal property tax rolls are captured and turned over to the County Clerk.
July (Second Monday)
Valuation appeals file by date to be heard before the Board of Equalization (BOE).
September 30th
30 days after the date of the BOEs decision letter, whichever is later is the deadline to complete the State Tax Commission (STC) appeal forms if you are not satisfied with the BOEs decision.
October 1st
Tax rates must be set and certified to the County Clerk for all taxing entities.
NOVEMBER THROUGH DECEMBER
Tax bills are prepared and sent to taxpayers by the County Collector.
DECEMBER 31st
Taxpayers have until this date to pay current taxes; after which they become delinquent and penalties are applied.
Seniors & Disabled Individuals Tax Relief
Missouri does not exempt the property of disabled or senior citizens, but it has two programs for seniors and disabled persons with limited incomes that offer some property tax relief. Missouri Property Tax Credit (MO-PTC) and The Homestead Preservation Act. The Homestead Preservation Act requires a legislative appropriation to fund the credit.
The Missouri Property Tax Credit (MO-PTC), senior citizens and disabled persons on limited incomes may qualify for refunds or income tax credits based upon property taxes paid or rent paid on their residences. The “rent“ includes money paid for a home, a room in a nursing home, an apartment, or a mobile home unit. This law provides the eligible taxpayer with indirect property tax relief, but many people are unaware that this assistance is available.
Information for MO-PTC can be found at: www.dor.mo.gov/personal/ptc or call Aging Ahead:
(636) 629-3143.
Documents and Links
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Property-Tax-Appeals-Before-The-STC-of-MO-Pamphlet-May-2018.pdf
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Chapter 353 Tax Abatement Document