Our legal and electoral systems are complex—even the most informed among us may not know all the details. In response to readers’ election questions, The St. Louis American is launching the “Unlock the Ballot” initiative to demystify down-ballot propositions and races for judges and school board seats. Now more than ever, St. Louisans need to be informed about lesser-known candidates and issues that may not make headlines but deeply affect our lives and communities.
Kally Coleman paid well over market value when she bought her south city home in St. Louis in 2023.
The housing market was competitive, and she needed to secure the property quickly because her former home had been flooded, she was ill and her partner was terminally ill and needed a place to live comfortably during his final days.
Coleman became one of the 37,000 people who received a notice this summer saying their property tax bill went up by more than 15%.
In 2024, Coleman’s home was valued at $169,222; this year, it could sell for $272,697. Still, she doesn’t believe the assessment of her home for tax purposes is as high as the city has declared, particularly since her home is identical to others on her block that have lower assessments.
The city looked at what she paid for the home and real estate photos to make the assessment. No one ever came out in person to assess her property before determining its value.
To file an appeal, property owners make an appointment with the Board of Equalization, which consists of four board members and a president, who is also the city assessor. Board members are appointed by the mayor. Qualifications to file an appeal include being a property owner who has paid property taxes for at least five years.
And while the house looks nice, it had issues that weren’t obvious.
“When we switched from air-conditioning to heat, all of the cracks reappeared from the paint that they just painted over,” Coleman said. “The garage flooded. There were a lot of issues with the house that wouldn’t have shown up.”
Coleman’s situation is not unique, but it takes research and determination to understand property taxes and what a homeowner can do to fight back when they disagree with their assessment.
In 1945, the authority to levy property taxes was transferred to local governments. In 1946, the Missouri Department of Revenue was created with five divisions, including the Division of Collection, Division of Budget & Comptroller, Division of Procurement, Division of Fund Commissioners and Division of Public Buildings.
Local governments across the country depend on property taxes as their primary source of revenue, using the funds to pay for area resources. Between taxes on real estate, personal property and vehicles, St. Louis collects between $80 million and $85 million per year. The city takes about 20% of these funds, with the rest distributed among schools, libraries, the St. Louis Zoo, museums, mental health funds and more.
Missouri ranks 23rd in the nation for property taxes as a share of owner-occupied housing value, placing the state near the middle compared to other states.
The state requires property to be reassessed every two years, and in every odd year new values are assigned to property. If properties have been undervalued by assessments in the past or if the market has gone up, taxes can increase. Making substantial upgrades to a home, such as adding a deck or bathroom, can also increase its value.
“It’s all about the characteristics of the property,” said Shawn Ordway, deputy assessor for St. Louis. “Where is it? Location, location, location. What condition is it in? In the city of St. Louis, the average property was built in 1922 just to start with.”
A property tax freeze credit for senior citizens took effect in St. Louis in 2024. The credit locked the city’s portion of property taxes at 2023 levels for eligible residents. While it did not eliminate overall increases in tax bills, it helped reduce the total rise for qualifying seniors.
Missouri uses a classified property tax system that assesses property types at different percentages of their market value, such as 19% for residential and 32% for commercial. There are two ways to potentially save money on annual property taxes.
Missouri provides refunds of up to $750 for renters and $1,100 for homeowners through a property tax credit program for eligible seniors and disabled residents. Property owners can also file an appeal with the Board of Equalization if they disagree with the assessment of their property.
To file an appeal, property owners make an appointment with the Board of Equalization, which consists of four board members and a president, who is also the city assessor. Board members are appointed by the mayor. Qualifications to file an appeal include being a property owner who has paid property taxes for at least five years. Those who appeal must also bring paperwork that supports their claim for a lower property tax.
As of Tuesday, the Board of Equalization had completed 709 appeals. Of these, 35% resulted in lower taxes, while 65% had no change. The appeal process is the same for residents of the county.
Though Coleman’s appeal did result in lower taxes, she remains frustrated. Unlike some of her neighbors, Coleman is not on a fixed income where such an increase could be financially devastating. For those who are struggling to keep up with increases, there are resources.
If home or real estate owners cannot pay their full tax bills, they can make partial payments to avoid losing their home. Additionally, if homeowners find themselves at risk of a tax foreclosure, they can seek relief from the Real Estate Tax Assistance Fund, which helps prevent the displacement of St. Louis homeowners who cannot afford their property tax bills.
Wendy Todd is a member of Report for America, which supports local journalists who cover under-reported issues and communities.
The State of Missouri owns me several thousands of dollars in overcharged taxes as adjudicated in tax court . They have been ordered to pay but say they don’t have my money.