What is the property tax appeal deadline for St. Louis and Jackson County?

The second Monday in July: July 13, 2026 (now closed) and July 12, 2027. This is Missouri's statewide statutory deadline under RSMo 137.385, confirmed directly on the City of St. Louis, St. Louis County, and Jackson County government sites. If you filed with the Board in 2026 and disagree with its decision, a State Tax Commission appeal is due by September 30, 2026 or within 30 days of the decision, whichever is later.

Is St. Louis City the same as St. Louis County?

No. The City of St. Louis is an independent city with its own government and its own Board of Equalization, separate from St. Louis County, which surrounds it and covers more than 90 municipalities. File with whichever one matches where your property is actually located.

What happened with Jackson County property assessments in 2023?

Jackson County's 2023 mass reassessment pushed many residential assessments up more than 15%, triggering a class action lawsuit (Wheeler v. Beatty) alleging the county raised assessments more than 15% without the physical inspection RSMo 137.115 requires, and a state audit that criticized how the county handled the 2023 appeal process. As of late July 2026, the county and plaintiffs announced a preliminary settlement, still pending court approval, reported at roughly $250 million covering an estimated 207,800 homeowners.

Does the Jackson County settlement mean I do not need to file an appeal in 2026?

No. The settlement, as of August 2026, is preliminary and not yet court-approved, and it addresses 2023 and 2024 assessments specifically. If your current assessment is too high, you still need to appeal it yourself: through the State Tax Commission if you filed with the Board in 2026, otherwise in the 2027 window that closes July 12, 2027.

Travis Bunn

Founder, AppealDesk · Published August 18, 2026

St. Louis and Jackson County Property Tax Appeal Deadline: The Second Monday in July

Updated August 2026 · 9 min read

Where things stand as of August 2026: the 2026 Board of Equalization window closed on July 13, 2026. If you filed with the Board and disagree with its decision, you can still appeal to the State Tax Commission: the complaint is due by September 30, 2026 or within 30 days of the Board's decision, whichever is later (RSMo 138.430), and the Commission cannot extend that date. If you did not file in 2026, the next Board window opens in spring 2027 and closes on the second Monday in July, which is July 12, 2027.

The deadline to appeal your property assessment to the Board of Equalization is the second Monday in July (July 13 in 2026, July 12 in 2027) in the City of St. Louis, St. Louis County, and Jackson County alike. This is Missouri’s statewide statutory deadline under RSMo 137.385, confirmed directly on each county’s own site. The filing window generally opens May 1, and hearings are held in July and August after the deadline closes.

St. Louis City and St. Louis County Are Two Different Governments

This trips up a lot of homeowners. The City of St. Louis is an independent city, not part of St. Louis County, and it runs its own Board of Equalization through the City Assessor’s office. St. Louis County, which surrounds the city and covers more than 90 separate municipalities, runs a completely separate Board of Equalization through the County Assessor. Both follow the same second-Monday-in-July filing deadline, but you file with the one that matches where your property actually sits, not the other.

Both offices also offer an informal review before the formal Board of Equalization filing. St. Louis County’s informal review runs roughly May 1 through June 23, giving you a chance to resolve a disagreement directly with an appraiser before it becomes a formal BOE hearing. If the informal review does not resolve it, or you skip straight to a formal appeal, the second-Monday-in-July filing deadline still applies.

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Jackson County: Why This Deadline Matters More Than Usual

Jackson County’s 2023 mass reassessment triggered a class action lawsuit (Wheeler v. Beatty) alleging the county violated Missouri law by raising residential assessments more than 15% without the physical inspection RSMo 137.115 requires, and a state audit later criticized how the county handled the 2023 appeal process, including the timing of its deadline extension.

As of late July 2026, the county and the class action attorneys announced a preliminary settlement, still pending court approval and additional hearings, reported at roughly $250 million (a figure the settling parties themselves describe as still being finalized) covering an estimated 207,800 homeowners whose 2023 or 2024 assessments rose more than 15%. The proposed terms include multi-year tax credits and direct refunds for owners who have since sold or relocated. None of this is final yet, and it does not replace appealing your own assessment if it is too high: the 2026 Board window has closed, so for 2026 that means the State Tax Commission route if you already filed with the Board, and otherwise the 2027 window. Check the case docket or your own notice from Jackson County for the latest status before assuming you are automatically covered.

The practical takeaway for 2027: Jackson County’s appeal process is under more outside scrutiny than most counties in the state right now, which is a reason to file a well-documented appeal on time rather than to skip it and wait on litigation that has not been finalized.

After the Board of Equalization

If the Board of Equalization does not reduce your assessment enough, or at all, the next step in Missouri is an appeal to the State Tax Commission. That appeal is due by September 30 or within 30 days of the Board’s final decision, whichever is later. The State Tax Commission hearing is more formal than the county Board of Equalization, so the comparable sales and evidence you build now for the county-level filing is the same foundation you would carry forward if it goes further.

How AppealDesk Fits In

AppealDesk builds a comparable sales analysis and a ready-to-file evidence packet for a flat $49, whether you are filing in the City of St. Louis, St. Louis County, or Jackson County. Start with the free analysis: if your assessment looks fair, you will know without spending anything, and if it looks high, you will have evidence ready well before the second Monday in July.

For the full state picture, see our Missouri appeal overview, or the full deadline breakdown for every county in our Missouri property tax appeal deadline guide.

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