County property tax calculator
Property Tax Calculator for Cass County
Cass County taxes property at 0.879%, below the 1.07% national average. On the county's median home value of $269,000, that works out to $2,365 per year, or $197 per month in escrow — a lighter monthly load than most of the country. Counties with rates in this range often lean on sales tax, state transfers, or other revenue sources to fund services, which keeps the property tax burden lower for homeowners. For buyers who plan to hold long-term, the cumulative savings versus a high-tax market can be substantial. Escrow will still fluctuate with assessments, but the baseline rate gives a predictable starting point. The lower effective rate here also means escrow adjustments have a smaller absolute impact on monthly payments when property assessments change year over year. Buyers who plan to hold the home for a decade or more often find this matters more than the initial purchase price gap against higher-tax neighbors, especially once equity builds and the tax line becomes a smaller percentage of total carrying cost. Cass County sits above the Missouri state median, placing it in the premium tier for the region. A median home value of $269,000 reflects demand for the area's access to jobs, schools, or lifestyle. Buyers here face a market where list prices move quickly and competition can push offers above asking. Financing still works within conventional loan limits in most cases, but buyers should model the full monthly cost — principal, interest, tax, insurance, and any HOA — before committing. The premium pricing means less room for surprises in the budget. Long-term ownership here tends to reward buyers who plan conservatively and hold through market cycles.
Property Tax Details
National average is 1.07%
Used to project future tax burden
Annual Property Tax
$0
Insights
Property Tax Landscape in Cass County
Cass County's 0.879% rate tracks close to Missouri's average of 0.97%. There is no meaningful deviation for local buyers — the county sits in the middle of the state's tax picture. On a median home, the annual tax burden is close to what a buyer would expect anywhere in Missouri. This alignment makes the county easy to compare against others in the state without adjusting for tax rate. Escrow analysis follows the same pattern as state peers. For buyers considering multiple counties in Missouri, this one will feel familiar on the tax line. Within Missouri, Cass County ranks as the 16th highest of 115 counties by effective property tax rate.
Cass County sits above the Missouri state median, placing it in the premium tier for the region. A median home value of $269,000 reflects demand for the area's access to jobs, schools, or lifestyle. Buyers here face a market where list prices move quickly and competition can push offers above asking. Financing still works within conventional loan limits in most cases, but buyers should model the full monthly cost — principal, interest, tax, insurance, and any HOA — before committing. The premium pricing means less room for surprises in the budget. Long-term ownership here tends to reward buyers who plan conservatively and hold through market cycles. Median household income in Cass County tracks the Missouri average at $87,413, giving buyers access to the full range of standard loan programs including conventional, FHA, and USDA where applicable. The price-to-income ratio of 3.1x reflects a balanced profile for the region — median-income buyers have reasonable access to the market. Median gross rent runs $1,147 per month, giving renters a baseline to compare against ownership costs in the same market.
Property Tax Scenarios — Cass County
For a market where median homes run above the state average, tax scales linearly with home value. The five scenarios below map the range from entry-level pricing to premium listings, showing annual tax, monthly escrow, and ten-year totals at the county's effective rate.
| Home Value | Annual Tax | Monthly Escrow | 10-Year Total |
|---|---|---|---|
| $135,000 | $1,187 | $99 | $11,867 |
| $200,000 | $1,758 | $147 | $17,580 |
| $270,000 | $2,373 | $198 | $23,733 |
| $405,000 | $3,560 | $297 | $35,600 |
| $540,000 | $4,747 | $396 | $47,466 |
Frequently asked questions
Buyers in low-tax jurisdictions often have specific questions about long-term savings, escrow mechanics, and comparisons with other counties in the state. The answers below use Cass County's own data.
What is the property tax rate in Cass County?
Cass County has an effective property tax rate of 0.879%, below the national average (national average: 1.07%). On a median home of $269,000, that's about $2,365 per year, or $197 monthly through escrow.
How much are property taxes on a home in Cass County?
At the county median of $269,000, annual property taxes run roughly $2,365, collected through mortgage escrow at about $197 per month.
How does Cass County compare to Missouri?
Cass County's 0.879% rate is essentially in line with Missouri's statewide average of 0.97%. The difference equals about $245 per year on a median home.
What is the median income in Cass County?
Median household income in Cass County is $87,413 (Census ACS 2023). Median gross rent runs $1,147 per month.
Are property taxes deductible in Cass County?
Yes, property taxes are deductible on federal returns when you itemize, subject to the SALT cap ($10,000 for most filers). Cass County homeowners paying $2,365 annually may benefit if their combined state and local tax burden exceeds the standard deduction.
How are property taxes calculated in Cass County?
The county assessor multiplies your home's assessed value by the local tax rate. On a $269,000 home at the county's effective rate of 0.879%, the annual bill is approximately $2,365.
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Disclaimer: This calculator and the content on this page are for educational purposes only. They do not constitute financial, legal, or tax advice. Rates, loan limits, and eligibility criteria vary by lender, location, and borrower profile. Always consult a licensed financial professional before making borrowing decisions. CalcPier is independent and not affiliated with any lender listed on this page.
