St. Louis County Property Tax Appeal, Missouri

Travis Bunn·Updated July 24, 2026

Watch: How to appeal your property taxes in St. Louis County

St. Louis County is Missouri's most populous county with approximately 990,000 residents and serves as a major suburban area surrounding the independent City of St. Louis. The county seat is Clayton, with Florissant being the largest city among the 88 incorporated municipalities. Property tax appeals are particularly important here because St. Louis County has one of the highest median property tax rates in Missouri and ranks among the top counties nationally, with homeowners paying significantly more than both state and national averages. The county's median home value of $226,300 combined with an effective tax rate of 1.36% results in a median annual tax bill of $3,176, which is $776 above the national median of $2,400.

Notable cities: Clayton, Florissant, Chesterfield, University City, Ballwin, Webster Groves

Median Home

$226,300

Tax Rate

1.36%

Annual Tax

$3,176

Population

990,000

On the typical St. Louis County home, valued near $226,300 at the county’s effective tax rate of 1.36%, an over-assessment of even 10% means you are overpaying year after year until you appeal it. Here is how to find out if yours qualifies.

2026 Appeal Deadline: July 13, 2026 (second Monday in July)

This year's appeal window has passed in most of Missouri. Order now and we re-run your numbers free when the window reopens, so your evidence is ready the day your next notice lands.

The appeal window for 2026 is May 1, 2026 through July 13, 2026 (the second Monday in July). This deadline is statutory and applies annually. Property owners receive assessment notices in May and must file their appeal by the July deadline.

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Missouri home with white picket fence. St. Louis County appeal guide.

How St. Louis County Assesses Property

19%of market value

Assessed by: St. Louis County Assessor's Office

Assessment cycle: biennial

Notices typically mailed: May (residential) and late May/early June (commercial)

Missouri law requires all residential property to be assessed at 19% of its fair market value, as established by the state constitution. This assessed value is then multiplied by local tax rates to calculate your annual property tax bill. For example: If your home's market value is $226,300 (the county median), at Missouri's 19% assessment ratio your assessed value would be $43,000, resulting in approximately $3,077 in annual taxes at the county's effective rate of 1.36%. Assessment notices are mailed in May during odd-numbered reassessment years, and property owners have until the second Monday in July to file an appeal with the Board of Equalization.

The Appeal Process

Appeals are heard by the Board of Equalization. Board of Equalization hearings are informal proceedings where residential property owners can represent themselves without an attorney. You will present your evidence and opinion of value to the Board, which will issue a decision within 30-60 days.

Review your assessment notice received in May to verify your property's market value, assessed value, and property characteristics (square footage, bedrooms, bathrooms, condition)

Consider an informal Early Review with the Assessor's Office (available March-April in reassessment years) to resolve valuation disputes quickly before formal appeal

Gather supporting evidence including comparable sales (recent sales of similar homes in your neighborhood), photos of property condition, repair estimates for defects, professional appraisals, or listing prices

File your appeal with the St. Louis County Board of Equalization between May 1 and July 13, 2026 using the online portal, by mail, or in person with completed appeal form and all supporting documentation

Attend your Board of Equalization hearing (informal proceeding, no attorney required for residential property) to present your evidence and opinion of value

If dissatisfied with the Board's decision, appeal to the Missouri State Tax Commission within 30 days of the Board's decision or by September 30, 2026, whichever is later

As a final option, appeal an unfavorable State Tax Commission decision to circuit court

Required form: Board of Equalization Appeal Form (available online or by request)

Filing Methods

online:File through the St. Louis County Board of Equalization online filing system at https://stlouiscountymo.gov/st-louis-county-government/board-of-equalization/property-appeals/file-online-appeal/

mail:St. Louis County Board of Equalization, 41 South Central Avenue, 3rd Floor, Clayton, MO 63105

in-person:Visit the Board of Equalization office at 41 South Central Avenue, 3rd Floor, Clayton, MO 63105 during business hours

Evidence to Bring

Comparable sales of similar properties in your areaRecent professional appraisalPhotographs showing property condition or defectsRepair estimates or contractor bidsProperty listing information or market analysis

St. Louis County Assessor Contact

St. Louis County Assessor's Office

Website: https://stlouiscountymo.gov/st-louis-county-government/county-assessor/

Online Portal: https://stlouiscountymo.gov/st-louis-county-government/board-of-equalization/property-appeals/file-online-appeal/

Hours: Monday-Friday, 8:00 AM to 4:30 PM

Tax Exemptions in St. Louis County

Missouri Property Tax Credit (Circuit Breaker)

Up to $1,100 for homeowners who owned and occupied the home all year; up to $750 for renters

State income tax credit for low-income seniors and disabled homeowners to offset property taxes paid

Eligibility: Age 65+ or 100% disabled with household income under approximately $27,500 (single) or $29,500 (married)Deadline: April 15 (filed with state income tax return using Form MO-PTC)

Senior Property Tax Freeze (Senate Bill 190)

Freezes annual property tax at the amount paid in the base year; increases beyond that amount are credited by the county

Freezes property taxes at base year level for eligible seniors; St. Louis County has adopted this program

Eligibility: Social Security retirement eligible (generally age 62+), own and occupy homestead as primary residence, liable for property taxesDeadline: Application windows vary; contact St. Louis County Assessor at 314-615-7100

Disabled Veteran Property Tax Exemption

100% exemption for qualifying disabled POWs; proposed: tiered exemptions ($2,500 for 30-49%, $5,000 for 50-69%, 100% for 70%+ disability)

Full property tax exemption for former prisoners of war with total service-connected disability; proposed expanded benefits pending voter approval in November 2026

Eligibility: Currently: Former POW with 100% service-connected disability; Proposed (if approved by voters): Any veteran with service-connected disability ratingDeadline: Apply with county assessor; proposed deadline April 1 if new exemption passes

St. Louis County Appeal Packet · $49

Comparable sales evidence, county-specific filing guide, and professional cover letter. Enter your address to get started.

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Frequently Asked Questions

What is the deadline to appeal my property taxes in St. Louis County for 2026?

The appeal deadline for St. Louis County in 2026 is July 13, 2026, which is the second Monday in July. The appeal window opens on May 1, 2026, giving property owners approximately 10 weeks to file their appeal with the Board of Equalization. Assessment notices are typically mailed in May for residential properties, so you should receive your notice with sufficient time to prepare your appeal before the July deadline. This deadline is statutory and cannot be extended, so it's critical to file on time.

How do I file a property tax appeal online in St. Louis County?

St. Louis County offers an online filing system through the Board of Equalization's website. Visit the online portal at the Board's file online appeal page, create an account if you haven't used the new system before, and complete the appeal form with your property information and opinion of value. You'll need to upload supporting documentation such as comparable sales, photos, or appraisals as PDF files. The online system is typically available from May 1 through July 13, and you'll receive confirmation once your appeal is submitted. You can also track the status of your appeal through the online portal.

What is the assessment ratio in St. Louis County and how does it affect my property taxes?

Missouri's constitutional assessment ratio is 19% for all residential property statewide, including St. Louis County. This means your property taxes are calculated on 19% of your home's fair market value, not the full value. For example, if your home is worth $300,000, your assessed value would be $57,000 (19% of $300,000). Your tax bill is then calculated by multiplying this assessed value by the local millage rates for your taxing district. Understanding this ratio is important when appealing because you're challenging the market value determination, which then gets multiplied by 19% to arrive at your assessed value.

What happens at a Board of Equalization hearing in St. Louis County?

Board of Equalization hearings in St. Louis County are informal proceedings where you present evidence to support your opinion of your property's value. You do not need an attorney for residential property appeals and can represent yourself. During the hearing, you'll explain why you believe your assessment is too high and present supporting documentation such as comparable sales, photos, or appraisals. The Board members will review your evidence and may ask questions about your property. After the hearing, the Board will issue a written decision within 30-60 days either upholding the original assessment, reducing it, or in rare cases, increasing it if warranted by the evidence presented.

Can I appeal my property taxes to the State Tax Commission if I disagree with the Board of Equalization's decision?

Yes, if you're dissatisfied with the St. Louis County Board of Equalization's decision, you have the right to appeal to the Missouri State Tax Commission. You must file your State Tax Commission appeal within 30 days of receiving the Board's decision or by September 30 of the tax year, whichever is later. The State Tax Commission hearing is more formal than the Board of Equalization, conducted in a courtroom-style setting with a hearing officer. Residential property owners can still represent themselves, though commercial property owners must have legal representation. You can contact the State Tax Commission at 573-751-1715 or legal@stc.mo.gov for information about their appeal process and required forms.

What evidence do I need to win my property tax appeal in St. Louis County?

The most persuasive evidence for a St. Louis County property tax appeal includes recent comparable sales of similar homes in your neighborhood that sold for less than your assessed market value. Gather sales from the past 6-12 months of homes with similar square footage, age, condition, and features. Other strong evidence includes a recent professional appraisal, photographs documenting property condition issues or needed repairs, contractor estimates for major repairs, and any factors that negatively affect value such as busy roads, commercial adjacency, or functional obsolescence. The key is to demonstrate that your property's market value is lower than what the assessor determined, using objective market data rather than just your opinion.

How much can I save by appealing my property taxes in St. Louis County?

The amount you can save depends on how much your property is overassessed. In St. Louis County, with a median effective tax rate of 1.36%, every $10,000 reduction in market value saves approximately $136 annually in property taxes. For example, if you successfully appeal and reduce your home's assessed market value from $300,000 to $270,000 (a $30,000 reduction), you would save approximately $408 per year. Given St. Louis County's higher-than-average tax rates, successful appeals can result in meaningful savings. Statistics show that approximately 25% of homes nationally are overassessed, making appeals worthwhile if you have evidence your assessment is too high. The savings continue year after year until the next reassessment.

What property tax exemptions are available for seniors in St. Louis County?

St. Louis County seniors have access to two main property tax relief programs. First, the Missouri Property Tax Credit provides up to $1,100 annually for homeowners age 65+ with household income under approximately $27,500-$29,500, filed with your state income tax return by April 15. Second, St. Louis County has adopted the Senior Property Tax Freeze program under Senate Bill 190, which freezes your property taxes at your base year amount if you're eligible for Social Security retirement benefits (generally age 62+) and meet other requirements. The freeze means that as your property value increases, the county credits you for the tax increase, so you continue paying only your base year amount. Contact the St. Louis County Assessor's Office at 314-615-7100 for information about applying for the senior freeze program.

Official Resources

St. Louis County Assessor Website →

Official county assessor website with property search, assessment information, and forms

St. Louis County Board of Equalization →

Board of Equalization information including appeal process, deadlines, and online filing portal

Missouri State Tax Commission →

State-level appeal information, forms, and resources for property tax disputes

Missouri Property Tax Exemptions →

State Department of Revenue information on property tax credits and exemptions including senior and disabled veteran benefits

For state-wide appeal information including Missouri's assessment ratio and deadlines, see our Missouri Property Tax Appeal Guide →

Considering professional help with your appeal? Compare pricing, coverage, and pros/cons in our Best Property Tax Appeal Services (2026) or browse side-by-side service comparisons →

More Missouri Counties

Jackson County (Kansas City)St. Charles County (St. Charles)

← All Missouri property tax appeal info

Sources: https://stlouiscountymo.gov/st-louis-county-government/board-of-equalization/ | https://stlouiscountymo.gov/st-louis-county-government/county-assessor/ | https://www.ownwell.com/trends/missouri/st.-louis-county | https://propertytaxrates.org/exemptions/missouri/ | https://stc.mo.gov/

Last verified: 2026-07-24