Opinion: Property owners should weigh options on assessment appeals

Alec Martinez

It is often said that there is no avoiding death and taxes. Many Greene County property owners found the latter to be true when, beginning in May, the Greene County Assessor’s Office began issuing its 2025 Real Property Value Change Notices to property owners.

Many residents and business owners noticed an increase in their real property tax assessments and, for some, the amount of increase was surprising and concerning, prompting them to consider filing an appeal to challenge their assessed property values. However, before appealing a property assessment value, property owners should carefully weigh several factors, including why the property assessment has increased, the assessment appeal procedure and whether the property has been appropriately valued.

Missouri real property is subject to a general reassessment every two years. Specifically, the Greene County Assessor’s Office must, under Missouri law, reassess real property values in odd-numbered years to reflect the market value of property as of Jan. 1 of that year. The new assessments then apply in the following even-numbered year (with limited exceptions for things like new construction and improvements), until new assessments are again made on the following odd-numbered year. This means that Greene County residents and businesses are generally subject to reassessments again in the year 2027.

For purposes of the 2025 reassessment, the Greene County Assessor’s Office noted on May 14, 2025, that it (along with 90 other Missouri counties) was mandated by the Missouri State Tax Commission to make assessment adjustments because its prior assessments fell below the minimum legal threshold of 90% to 110% of property market values. Greene County was, pursuant to the Missouri State Tax Commission, determined to have an estimated assessment ratio of 77.71%. Substantial or unexpected 2025 assessment increases could be attributable to this adjustment.

While property owners frustrated with their 2025 assessed value may wish to immediately initiate an appeal, the appeal process can be input and cost intensive. Generally, the first step is to file an appeal with the Greene County Board of Equalization, with additional appeal review available after adjudication by the Board of Equalization.

The Missouri Supreme Court has explained the broad assessment and appeal process as follows: “The assessor initiates the process by making a property assessment, which may be appealed (1) to the county Board of Equalization; then (2) to the State Tax Commission if the dispute involves assessment … the correct valuation … the method or formula used in determining the valuation … or the assignment of a discriminatory assessment; and finally (3) to circuit courts.” The appeal process can therefore can involve different administrative and judicial bodies at the county and state levels. While the appeal structure offers property owners several opportunities to be heard, it can result in onerous time and cost commitments to individuals and businesses seeking review of their assessments.

When pursuing an assessment appeal, proving that an assessment has overvalued a particular property is a highly fact-dependent question specific to each individual property and property owner. Because assessment values are determined by the fair market value of property, several property-specific considerations should be weighed before filing an assessment appeal, including the property’s use classification, condition, and location. Among other things, obtaining an updated property appraisal and/or retaining a licensed appraiser as an expert witness is generally recommended before and during a tax assessment appeal. 

Greene County Assessor’s Office notes that the deadline to initiate formal appeals to the Board of Equalization is July 14 at 5 p.m.

Accordingly, while Greene County residents dissatisfied with their 2025 tax assessment value may generally appeal their assessment to avoid increased property tax liability, there are a multitude of considerations that should weighed before undertaking the time and expense of initiating an assessment appeal. Missouri real property taxes are subject to a complicated legal scheme, so consulting an attorney to discuss an assessment appeal is therefore recommended before filing. The above considerations are non-exhaustive and are likely to vary on a property-by-property basis.

Alec Martinez is an attorney at Spencer Fane LLP. He can be reached at ammartinez@spencerfane.com.