This includes your home, land, farmland, and commercial property.  When a tract of land is sold, a deed or document must be filed in the Recorder’s office.  These transfers are given to the Assessor, who makes the changes on his files, which ultimately generate the tax bills.

WHO SHOULD RECEIVE A REAL ESTATE TAX BILL?

Any person or corporation, who owns or buys land or housing in Crawford County.  Taxes may be pro-rated between a buyer and seller at the time of closing, but the entire tax bill is due by December 31^st to the County Collector by the current owner.  Homeowners with escrowed taxes must immediately forward their tax bill to their mortgage company to ensure that taxes are paid by December 31^st to avoid paying interest and penalties.

WHEN WILL I RECEIVE MY TAX BILL(S)?

Tax statements are printed and mailed by the Collector’s office upon receipt of the real estate and personal property tax books from the County Clerk.  Tax books for the 2007 and 2008 tax years were not received by the date specified in the following state statute, and therefore delayed mailing tax statements until November.  Receiving tax books by the specified date would enable our office to mail tax statements in October.

 Missouri Revised Statute 137.392

On or before October thirty-first of each year, the county clerk shall deliver the real estate and personal property tax books, with the taxes correctly extended thereon, to the county collector EXCEPT that in counties in which the county clerk does not prepare the real estate and tangible personal property tax bills, the books shall be returned to the county collector on or before September fifteenth of each year.  The time may, for good cause shown, be extended by the county commission for a period not to exceed ten days after September fifteenth.

WHAT IF I DO NOT RECEIVE A TAX BILL?

If taxpayer has not received a tax bill by November 30^th, contact our office immediately.

I DID NOT RECEIVE MY TAX BILL, WHY SHOULD I PAY LATE FEES?

According to state law, failure to receive a tax bill does not relieve the taxpayer of his obligation to pay the taxes when due.  Tax statements are mailed each year to the last known address on the Assessor’s books.  It is very important for you to notify the Assessor when you move.  Also, forwarding orders expire with the post office and your tax bills may not reach you.  If you have not received your tax statement by November 30^th, contact our office immediately.

MY MORTGAGE COMPANY ESCROWS MY TAXES.  WILL I RECEIVE THE BILL?

Yes.  Tax statements are mailed each year to the last known address on the Assessor’s books.  We feel it is important that taxpayers review their statements to ensure that information is correct.  If you have questions regarding property listed, values, address changes, or corrections to tax statements, contact the Assessor’s office at 573-775-2065.  If taxes are escrowed, immediately forward your tax statement to your mortgage company to ensure that taxes are paid by December 31^st to avoid paying interest and penalties.

HOW MUCH ARE MY TAXES?

Real estate taxes are made up of two components: (1) ASSESSED VALUE x (2) RATE = AMOUNT OF TAX.  The ASSESSED VALUE, as determined by the County Assessor, is based upon a percentage of the market value of your property.  THE RATE per $100 of assessed value is determined by the location of your residence or business.

WHY DO I PAY THE SAME TAX ON BOTH REAL ESTATE AND PERSONAL PROPERTY?

The simplest way to explain this is to compare it to sales tax.  If you buy a pair of shoes and a shirt, you pay sales tax on each item.  You pay school tax on your automobiles and you pay school tax on real estate (home).

TAX RATES BY LOCATION

The TAX RATE is established initially by a vote of the residents within the boundaries of the taxing subdivision.  Property tax rates are monitored and approved annually by the State Auditor.  An example of some of these subdivisions would include public schools, fire, and ambulance districts and also some incorporated areas.  A current list of tax rates is available upon request.

WHY SHOULD I PAY SCHOOL TAX WHEN I DON’T HAVE ANY KIDS IN SCHOOL?

In order to fund a public school system, everyone contributes.  If only those who had students in school paid a fee, we would have private schools.

HOW CAN TAXES BE PAID?

No partial payments will be accepted.  Pay in person, at drop box outside office, by phone with debit/credit card (a 3.9% fee will apply), or mail (postmark honored).  We accept payments by Cash, Check, Money Order, Cashier’s Check, Credit or Debit Cards (a 3.9% fee, charged by processing company, is added for credit or debit card payments.  Collector’s office/County does not retain any of the credit card fees).  If paying by check, include one of the following for the person signing the check:

1.       Driver’s license number and date of birth

2.       Social security number and date of birth

3.       Non-driver’s license number and date of birth

WHAT DO I DO IF MY MAILING ADDRESS CHANGES?

If you move during the year or your mailing address changes, you must notify the Assessor’s office at 573-775-2065.  Failure to receive a tax statement does not relieve taxpayer of the obligation to pay taxes by December 31^st.  You must keep your contact information current with the Assessor’s office or you will be responsible for paying interest and penalties accrued after December 31^st.

I WANT TO CHANGE THE NAME ON MY REAL ESTATE.

In order to protect people’s interest in real estate, a deed must be filed in the Recorder’s office to change any name on real estate.  If you feel the name on your tax bill does not match your deed, please contact the Assessor’s office at 573-775-2065.

I RECENTLY BOUGHT A PROPERTY.  DO I OWE THE ENTIRE TAX BILL?

Yes.  The Collector’s office does not pro-rate between the new and former owners.  During the closing of a typical real estate transaction, you should have received credit from the seller for their portion of the taxes.  You would take this money and add your portion to pay the entire bill.  We suggest you confirm this by referring to your closing statement or calling your closing agent.  If you are a new owner and do not receive a statement, you need to contact our office to obtain a copy.  Failure to receive a statement does not relieve your obligation to pay by December 31^st, nor does it relieve you of any interest or penalties that accrue after this date.

HOW CAN REAL ESTATE COMPANIES, TITLE COMPANIES, AND MORTGAGE PROFESSIONALS ACCESS TAX INFORMATION?

Self serve terminals are available in Assessor’s office.  Coming Soon…Registered users will be able to view tax information online for an annual fee.  Keep checking our website for availability!

TAX BREAKS FOR SENIOR CITIZENS/DISABLED

There is help available.  Contact the Missouri Department of Revenue at 573-751-7191 for information regarding the Circuit Breaker and Homestead Exemption programs.

IMPORTANT DATES