Missouri Property Assessments Can Cost You Thousands—Unless You Act by July 13, 2026
Every two years, Missouri reassesses all real estate property values, including commercial properties. If your property is overvalued, it could result in overpayment of taxes—sometimes by 10-20%. To avoid paying more in taxes than you should, it’s important to double check the assessor’s valuation and appeal if there are discrepancies.
Why Now Is the Time to Act
Missouri operates on a biennial property tax cycle, meaning the value assigned to your property in odd-numbered years generally informs your tax bill for the following two years. You need to submit your appeals for the current tax cycle before the next cycle hits.
This is a critical opportunity for commercial property owners to challenge incorrect valuations, correct errors, and secure lower property tax obligations before it’s too late. However, navigating the appeal process requires understanding your assessment, gathering evidence, and meeting strict deadlines.
This guide will walk you through:
- How to determine if your property is overvalued
- The steps to appeal your assessment before the July 13, 2026, deadline
- Why paying on time is still crucial, even if you’re appealing
Ignoring an inaccurate assessment could mean overpaying your taxes. The time to act is now.
Step 1: Review Your Real Estate Assessment—Are You Overpaying?
Many commercial properties are assessed too high because counties use mass appraisal models, which are designed to quickly estimate property values for thousands of parcels at once. Instead of conducting individualized, site-specific valuations, assessors rely on generalized formulas that apply broad market trends, regional data, and statistical models to determine a property’s value. While mass appraisals are efficient, they often fail to account for the unique characteristics of individual properties.
Signs Your Property Is Overvalued
- Your tax bill increased significantly compared to past years.
- Similar properties in your area are assessed at lower values than yours.
- Your property has deferred maintenance or structural issues that should reduce its value.
- High vacancy rates or declining rental income are not reflected in the assessment.
- You’ve had an independent appraisal that shows a lower value.
If any of these apply to your property, you could be paying too much in taxes because these unique conditions aren’t captured by the appraisal techniques assessors use. The only way to correct this is to appeal the assessment and present evidence that accurately reflects your property’s true value.
Step 2: How to Appeal Your Property Assessment
If you believe your property is overvalued, you have the right to appeal your assessment and correct the error. The appeal must be submitted by July 13, 2026. Here’s what the appeal process entails.
Gather Your Evidence
A successful appeal depends on strong supporting data. Be prepared with:
- Comparable sales data (showing similar properties valued lower).
- An independent appraisal that reflects actual market value.
- Financial statements, occupancy records, and rent rolls that support a lower valuation.
- Photos and maintenance reports showing any property conditions that impact value.
File Your Appeal by July 13, 2026
Appeals must be filed with your county’s Board of Equalization (BOE) by the 2nd Monday in July prior to the next assessment year (the next appeal deadline is July 13, 2026). Some counties allow online filing, while others require in-person or mailed submissions. After filing, a hearing may be scheduled, where you’ll present your case with supporting documentation.
Next Steps If Your Appeal Is Denied
If the Board of Equalization (BOE) denies your appeal, you are not out of options. You can escalate your case to the State Tax Commission of Missouri for further review.
This process requires submitting an official application for appeal with the commission. You’ll need to provide detailed documentation supporting your claim that the assessed value is incorrect. Unlike the BOE hearing, which is typically informal, the State Tax Commission operates more like a legal proceeding. It may require additional filings, expert testimony, and potentially a hearing before a tax commissioner. If you own the property in your personal name, you can file the appeal yourself. However, if the property is owned by an LLC or corporation, you will need an attorney to represent you at the State Tax Commission
The commission reviews cases based on factual evidence, market data, and legal arguments. If the appeal is successful, the commission has the authority to adjust your property’s valuation, resulting in a lower tax bill. However, if the case is denied again, property owners can pursue further legal action through the Missouri Court of Appeals, though this is a more complex and costly route.
Because this level of appeal involves legal and technical expertise, it is critical to be well-prepared with comprehensive financial records, independent appraisals, and strong supporting arguments to justify your claim. Property owners who escalate their appeal should be prepared for a more in-depth review process and additional time before a final decision is made.
Step 3: Pay Your Real Estate Taxes On Time to Avoid Penalties
Even if you appeal, you must still pay your real estate taxes on time by the end of the year to avoid costly penalties and interest.
How to Pay Safely & Securely
- Online Payment: The fastest and most reliable option, with instant confirmation.
- Mailed Payment: If you prefer checks, send them via certified mail to avoid lost payments.
- Paying on time protects your business from unnecessary penalties—even if you plan to appeal
Case Study: Million-Dollar Assessment Reduction
At The Brennan Group, we specialize in appealing property valuations for commercial, manufacturing, mining, cannabis businesses, and more. We negotiate on your behalf to ensure your property assessment is fair and equitable, helping businesses avoid unnecessary tax burdens.
One of our notable success stories comes from a client who owned an apartment complex in St. Louis, MO. After filing an appeal and negotiating with the local assessor, we successfully reduced the appraised value from $14.4 million to $12.3 million—a difference of $2.1 million. This resulted in substantial property tax savings for our client.
Shortly after, the property was sold for $26.5 million, and the tax savings we secured increased the selling price by over $650,000. This is a perfect example of how appealing your property’s assessed value can directly impact both short-term tax obligations and long-term asset value.
We Handle Everything—At No Risk to You
When you work with The Brennan Group, you get:
- Full-service appeal management—we handle all filings, documentation, and negotiations.
- Legal costs covered—we take care of all fees, including attorney costs, so you never pay upfront.
- No fee unless we win—if we don’t save you money, you pay nothing.
