What is the property tax rate in Cass County?

The combined effective property tax rate in Cass County, Missouri is approximately 1.45%.

Cass County Property Tax Calculator (2026) — Missouri Property Tax Almanac

Property Tax in Cass County, 2026

A calculator and field guide for Belton-area homeowners — and for anyone considering a move to Cass County — including Missouri's 19% residential assessment ratio (constitutionally fixed), Senate Bill 190's senior property tax freeze (age 62+, county opt-in — adopted by ~85 of 114 MO counties), the Missouri Property Tax Credit Claim (refundable up to $1,100), and triennial reassessment (every odd-numbered year).

Cass County, home to Harrisonville and 110k Missourians, operates under Missouri's constitutionally-fixed property tax system. Residential property is assessed at 19% of fair market value (Mo. Const. Art. X §4(b)); tax = AV × consolidated rate per $100. Reassessments occur every odd-numbered year. Senate Bill 190 (2023) authorizes counties to enact a senior property tax freeze for owners 62+ — and Cass County has adopted this freeze.

How the bill is built

Missouri property tax follows a 3-step calculation. Step 1: Fair Market Value. The Cass County Missouri Assessor's Office determines FMV every odd-numbered year. Step 2: Apply 19% residential assessment ratio. AV = FMV × 19%. Commercial uses 32%; agricultural uses 12%. Step 3: Apply consolidated rate. Tax = AV × consolidated rate ÷ $100. Cass's combined consolidated rate is approximately $7.65/$100 of AV — the effective rate against market value works out to about 1.45%.

SB 190 Senior Property Tax Freeze (county opt-in, age 62+). Missouri's primary senior protection — locks the property tax bill at the year-of-eligibility level. Approximately 85 of Missouri's 114 counties + St. Louis City have adopted SB 190 (including all major metros: St. Louis, Jackson, Clay, Platte, St. Charles, Greene, Boone, Jefferson, Cass). The base year is the year the senior turned 62 AND submitted an application. Future increases (voter-approved bonds, new construction/improvements, Missouri Blind Pension Fund) can still raise the bill. Apply with your county collector / assessor — applications typically open December - March each year.

Missouri does NOT provide a full property tax exemption for 100% disabled veterans — unusual among states. The primary veteran property tax relief is the Missouri Property Tax Credit Claim (MO-PTC), a refundable credit up to $1,100/year (income-tested at $30,000-$34,000). Available to 100% disabled vets, surviving spouses, AND seniors 65+. File Form MO-PTC with your Missouri state income tax return by April 15. Disabled veterans 62+ should file BOTH MO-PTC AND apply for the SB 190 senior freeze if their county has adopted.

Reassessments occur every odd-numbered year — and have produced significant volatility. Missouri's 2023 reassessment cycle produced 30%+ valuation increases in some counties (most-publicized: Jackson County's reassessment, which led to legal challenges). Property owners can appeal to the County Board of Equalization within 30 days of receiving the change of value notice — appeals must include comparable sales evidence, recent appraisals, or condition documentation.

2026 Cass County rate breakdown (consolidated rate per $100 of AV (19% of market value), Harrisonville district)

Taxing entity	Rate
Combined consolidated rate (~$7.65 / $100 of AV at 19% residential ratio)	7.6500
Combined total	7.6500

As of April 26, 2026 · From Cass County Missouri Assessor's Office.

Note: Cass County is **southern Kansas City suburbia** — anchored by Belton (~24K), Raymore (~22K), Harrisonville (the seat), Pleasant Hill, and the unfortunately-named town of Peculiar. The county sits south of Jackson County (KC metro) and supports substantial commuter housing for KC employment. Cass County has experienced rapid suburban expansion since 2000 — population has grown ~30% over the past two decades, driven by buyers seeking affordable new construction within a 30-45 minute KC commute. The county includes Longview Lake (a major KC-metro recreational reservoir) along its northern boundary with Jackson County.

Note: Cass County effective property tax rates run approximately **1.45% — among the higher in Missouri**, reflecting substantial school district investment for the rapid population growth and aggressive bond financing for new schools and infrastructure. Combined consolidated rates run ~$7.65/$100 of AV. Median home values around $280K combined with the high rate produce median annual bills around $4,060 — meaningfully higher than Jackson County despite Cass's more-suburban character. Cass County adopted the SB 190 Senior Property Tax Freeze in 2024.

Note: For relocation buyers: Cass County offers **the most-affordable new-construction housing in the Kansas City metro** — substantial new home inventory in the Belton/Raymore/Peculiar corridor at prices well below Johnson County KS. The trade-off: the higher property tax rate (1.45%) eats into some of the home-price savings, and KC commutes (Belton to downtown KC ~25 min via I-49) extend during peak hours. Strong Belton, Raymore-Peculiar, and Pleasant Hill school districts.

Deductions and exemptions for 2026

Missouri homeowner property tax relief operates differently than most states. The structural protection is the 19% residential assessment ratio — applied automatically (no application needed). Senior homeowners 62+ should focus on the SB 190 Senior Property Tax Freeze (county opt-in). 100% disabled veterans receive ONLY the partial Missouri Property Tax Credit Claim (MO-PTC) — Missouri does NOT provide a full vet exemption.

The 19% Residential Assessment Ratio (constitutional)

Missouri Constitution Art. X §4(b) fixes residential property at 19% of fair market value for assessment purposes. Commercial property uses 32%; agricultural property uses 12%. This is the structural protection — applied automatically with no application. The constitutional ratio means a home with $300K market value has only $57K assessed value (compared to states with 100% AR where the same home would have $300K AV against the rate).

SB 190 Senior Property Tax Freeze (county opt-in)

Missouri Senate Bill 190 (2023, modified 2024-2025) allows counties to enact a senior property tax freeze. Cass County HAS adopted SB 190. Eligibility: age 62+ as of December 31 of the application year; primary residence in Cass County; owner of record (or trust grantor); responsible for property taxes. Mechanism: base year is the year you became eligible AND submitted an application; bill is locked at the base-year amount. Exceptions (still increase): voter-approved bond indebtedness, new construction or improvements, Missouri Blind Pension Fund. Application: file with the county collector / assessor; application periods typically open December - March each year.

Missouri Property Tax Credit Claim (MO-PTC, refundable)

The MO-PTC provides a refundable credit up to $1,100/year for qualifying owners (or $750 for renters). Eligibility: seniors 65+, 100% disabled veterans (service-connected), surviving spouses of disabled vets, or 100% disabled non-vet. Income limits: $30,000 single / $34,000 married filing jointly for owners (lower for renters). File Form MO-PTC with your Missouri state income tax return by April 15. The credit is refundable — meaning you receive it even if you have no income tax liability. Disabled veterans 62+ should file BOTH MO-PTC AND apply for the SB 190 senior freeze.

Appealing your assessment

Missouri property tax appeals follow a 3-tier process. Level 1: County Board of Equalization (BOE). File a written appeal within 30 days of receiving the change of value notice (notices typically mailed late June - early July in reassessment years, which are odd-numbered). The BOE holds informal hearings — homeowners present comparable sales, recent appraisals, or condition documentation. Level 2: State Tax Commission. If denied, appeal to the State Tax Commission of Missouri within 30 days of the BOE decision. The STC is a quasi-judicial state agency that holds formal evidentiary hearings. Level 3: Circuit Court. STC decisions can be appealed to the county Circuit Court on legal/constitutional grounds. Most Missouri appeals are resolved at Level 1.

Cities and towns in Cass County

Cass County contains 5 incorporated municipalities, ranging from Harrisonville to the smallest village. Search volume for property tax is often city-specific, so here is the complete list — with population from the 2020 US Census, rounded to the nearest 100.

Data: US Census Bureau, 2020 Decennial Census. Populations rounded. Cities marked as "split" straddle a county border — the portion inside Cass County is subject to Cass County's tax rolls, while the portion outside is subject to the adjacent county's.

City or town	Type	Population (2020)
Belton	city	24,100
Raymore	city	22,300
Harrisonville County seat	city	10,800
Pleasant Hill	city	8,800
Peculiar	city	6,500

About city-level property tax rates: The rate breakdown and calculator on this page reflect the Harrisonville tax district. Other cities in Cass County may pay into different school districts, city rates, and special districts — so their combined rates can differ, sometimes substantially. Always verify the specific rates for your address with the Cass County Missouri Assessor's Office before relying on any estimate.

Frequently asked questions

When are Missouri property taxes due?

Missouri property taxes are due December 31 of the tax year. Cass County bills are typically mailed in November. Late payments accrue interest plus penalty (typically 9% annual interest plus monthly penalty). Most Missouri homeowners pay through escrow via mortgage servicer. Some counties offer optional installment plans — contact your county collector for current options.

What is the SB 190 Senior Property Tax Freeze?

Missouri Senate Bill 190 (2023, modified 2024 and 2025) authorizes counties to enact a senior property tax freeze for owners 62 or older. The freeze locks the property tax bill at the year-of-eligibility level. Cass County HAS adopted SB 190. Eligibility: 62+ as of December 31; primary residence in the county; owner of record (or trust grantor); responsible for property taxes. Exceptions still increase: voter-approved bond indebtedness, new construction or improvements, Missouri Blind Pension Fund. Approximately 85 of Missouri's 114 counties + St. Louis City have adopted SB 190 — including all major metros.

How do I apply for the SB 190 senior freeze in Cass County?

Apply with your county collector / assessor. Application periods vary by county but typically run December - March each year. Required documents typically include: (a) proof of age (driver's license, birth certificate, or other government ID); (b) proof of ownership (deed, trust documents); (c) proof of primary residence (Missouri driver's license with property address; voter registration); (d) prior year's tax bill (establishes base year). The base year is the year you became eligible AND submitted an application. Annual renewal is typically required — file each year by the county's deadline.

Does Missouri have a full property tax exemption for 100% disabled veterans?

No — Missouri does NOT provide a full property tax exemption for 100% disabled veterans. This is unusual among states (most states offer some form of full disabled vet exemption). Missouri's primary veteran property tax relief is the Missouri Property Tax Credit Claim (MO-PTC): a refundable credit up to $1,100/year (income-tested at $30,000-$34,000 depending on filing status). Available to 100% disabled vets, surviving spouses, and seniors 65+. File Form MO-PTC with your Missouri state income tax return by April 15. Missouri's lower aggregate cost of living and SB 190 senior freeze partially offset the lack of full vet exemption — but disabled vets seeking full exemption may want to compare other states (Maryland, Virginia, Iowa, Wisconsin, Pennsylvania, etc.).

How does Missouri's reassessment cycle work?

Missouri reassesses real property every odd-numbered year (the "biennial" reassessment cycle, though "biennial" technically means every 2 years). Reassessments occurred in 2021, 2023, and 2025; the next is 2027. The 2023 cycle produced significant volatility — Jackson County's reassessment showed 30%+ valuation increases in some areas, leading to legal challenges and ongoing political fallout. Property owners can appeal to the County Board of Equalization within 30 days of receiving the change of value notice. Comparable sales evidence is the most-effective basis for appeal.

How do I appeal my Missouri assessment?

Missouri property tax appeals follow a 3-tier process. Level 1: County Board of Equalization (BOE). File appeal within 30 days of receiving the change of value notice (mailed late June - early July in reassessment years). BOE holds informal hearings — present comparable sales, recent appraisals, or condition documentation. Level 2: State Tax Commission of Missouri (STC). If denied, appeal to STC within 30 days of BOE decision. STC is a quasi-judicial state agency that holds formal evidentiary hearings. Level 3: Circuit Court. STC decisions can be appealed on legal/constitutional grounds. Most appeals are resolved at Level 1 — BOE members are often local citizens familiar with neighborhood values.

About Cass County

Beyond the property tax — a few things you might not know about the place.

Weird fact

Cass County contains **Peculiar, Missouri** — a town of approximately 6,500 residents whose name has been the subject of ongoing local fascination for over 150 years. The story (according to local Peculiar Historical Society lore): when residents applied for a post office in 1868, the US Postal Service rejected several proposed names because they were already in use. Frustrated, postmaster Edgar Thomson allegedly told the Postal Service to give the town any "peculiar" name they wanted — and the Postal Service responded by literally naming it "Peculiar." The town has embraced the name with gusto: motto is "Where the 'Odds' Are With You," and the annual Peculiar Festival (June) celebrates the town's unique identity.

Hometown hero

Tom Watson

The American golfer (born 1949) — winner of 8 major championships including 5 Open Championships (British Open) and 2 Masters Tournaments — was born and raised in Kansas City (Jackson County) but has had substantial Cass County connections through his family's Missouri ranching operations. Watson attended Pembroke Country Day School in Kansas City and Stanford University before turning professional in 1971. Watson's 1977 Masters victory (the famous "Duel in the Sun" with Jack Nicklaus at Turnberry) is regarded as one of the greatest golf rounds in history. Watson was inducted into the World Golf Hall of Fame in 1988.

Biggest annual event

Peculiar Festival + Cass County Fair

The Peculiar Festival (annual, mid-June in Peculiar, MO, since 1995) celebrates the town's "Where the 'Odds' Are With You" identity — drawing 15,000+ attendees with parades, classic car shows, the Peculiar Lumberjack competition, and traditional small-town Missouri programming. The Cass County Fair (annual, mid-July at the Cass County Fairgrounds in Harrisonville, since 1925) is one of the larger county fairs in the KC metro — drawing 30,000+ attendees with livestock competitions, agricultural exhibits, demolition derbies, and country music concerts.

Property Tax in Cass County, 2026