Lees Summit, Cass County, Missouri Property Taxes

Name: Property Tax Bills Across Lees Summit, Cass County, Missouri
Creator: Ownwell
License: https://creativecommons.org/licenses/by-nc/4.0/

Median LEES SUMMIT, MO effective property tax rate: 1.35%, significantly higher than the national median of 1.02%, but lower than the Missouri state median of 1.20%.
Median LEES SUMMIT, MO home value: $285,140
Median annual LEES SUMMIT, MO tax bill: $3,885, $1,485 higher than the national median property tax bill of $2,400.

How are property taxes in Cass calculated?

Property taxes in LEES SUMMIT, MO are calculated based on the tax assessed value, which is often lower than the actual market value due to property tax exemptions such as the homestead or senior exemption.

Understanding LEES SUMMIT’s property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in LEES SUMMIT, knowing local tax details benefits homeowners and investors.

Last Updated March 1, 2025

Lees Summit, Cass County, Missouri Property Tax Bill Calculator

Property Assessed Value

$100,000

$1,500,000

$3,000,000

Median Effective Tax Rate

1.35%

Estimate Property Tax Bill

$3,849

$3,572

Ownwell’s Lees Summit Property Tax Bill Calculator empowers homeowners, real estate investors, and potential buyers to estimate their annual property taxes in Lees Summit with just two data points. By entering your property's estimated assessed value, our calculator applies Lees Summit’s median effective tax rate to accurately estimate your property tax bill. Note that your property's assessed value — determined by your county — reflects any exemptions you may have, ensuring a precise calculation for your property tax obligations. This insightful tool helps you understand potential tax liabilities and highlights how Ownwell can assist in reducing property taxes in Cass County. For those interested in more localized information, please scroll down to explore city-level trends!

Property Tax Rates Across Lees Summit, Cass County, Missouri

Local government entities set tax rates, which can vary widely within a state. This variation occurs because each county estimates its required budget to provide services and divides that by the total value of all taxable property within its jurisdiction, resulting in the property tax rate. While votes and laws play a role in setting tax rates and budgets, this is the annual process in a nutshell.

In Lees Summit, located within Cass County, Missouri, the effective property tax rate is notably higher than the national median of 1.02%. The median property tax rate in Missouri is 1.35%, which is also reflected in Lees Summit. This rate is consistent with the highest and lowest rates in the area, both recorded at 1.35% in the 64082 zip code of Lees Summit. This consistency highlights a uniformity in tax rates within this locality. When compared to the national median property tax bill of $2400, Lees Summit's tax rates are comparatively higher, which could impact homeowners differently in terms of financial planning and budgeting.

Property Tax Rates Across Lees Summit, Cass County, Missouri

Source: Ownwell

1.15%

1.44%

1.73%

Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.

Median Effective Lees Summit Tax Rate

1.35%

Median Effective Cass County Tax Rate

1.46%

Median Effective Missouri Tax Rate

1.20%

Median Effective United States Tax Rate

1.02%

Property Tax Rates Across Lees Summit, Cass County, Missouri

Zip	10th Percentile	25th Percentile	Median Tax Rate	75th Percentile	90th Percentile
64082	1.35%	1.35%	1.35%	1.35%	1.35%
64083	N/A	N/A	N/A	N/A	N/A

Source: Ownwell

Property Tax Assessment Values Across Lees Summit, Cass County, Missouri

When examining property taxes in Lees Summit, MO, understanding the distinction between "market value" and "assessed value" is crucial. The market value is what a willing buyer would pay to a willing seller in an open and competitive market, often influenced by location, property condition, and economic market trends. The Cass County appraisal district estimates the market value for tax purposes. The assessed value is the market value minus any applicable exemptions or limits determined by local laws and offerings. The tax assessed value is the figure used to calculate your property taxes or the amount multiplied by your tax rate to get your tax bill.

In Cass County, assessment notices are sent in the spring each year. They’ll typically reach your mailbox by the middle of May. Each property owner receives an assessment notice that contains both the market value and assessed value, along with an estimate of your property tax bill. By providing insights into how assessed and market values are determined, this section helps property owners navigate their tax responsibilities and understand the valuation processes affecting their property taxes in Lees Summit.

For example, the median home price in Lees Summit is $285,140, with tax bills ranging significantly across the county. Zip code 64082 has the highest median home price at $288,950.

Property Tax Assessment Values Across Lees Summit, Cass County, Missouri

Source: Ownwell

$48,030

$329,300

$610,570

Median Lees Summit Market Value

$285,140

Median Cass County Market Value

$149,060

Median Missouri Market Value

$129,505

Median United States Market Value

$235,294

Property Tax Assessment Values Across Lees Summit, Cass County, Missouri

Zip	10th Percentile	25th Percentile	Median Home Price	75th Percentile	90th Percentile
64082	$213,222	$242,110	$288,950	$362,510	$443,361
64083	N/A	N/A	N/A	N/A	N/A

Source: Ownwell

Property Tax Bills Across Lees Summit, Cass County, Missouri

In Lees Summit, located in Cass County, MO, property tax bills are calculated based on the assessed value of a home. The assessed value is determined by the local assessor and is a percentage of the home's market value. This figure is then multiplied by the local tax rate, which can vary depending on the specific area within the city. Homeowners in Lees Summit face a range of tax bills, with the 25th percentile at $3,259 and the 75th percentile at $4,860. This is notably higher than the national median property tax bill of $2,400. The highest median tax bill in the area is $3,908, found in zip code 64082. Factors such as local government budgets and school district funding needs can influence tax rates, impacting homeowners' bills. Ownwell assists homeowners by reviewing their property assessments and identifying potential errors or discrepancies. By filing appeals and seeking exemptions, Ownwell can help reduce property tax bills, ensuring homeowners aren't overpaying on their taxes.

Property Tax Bills Across Lees Summit, Cass County, Missouri

Source: Ownwell

$726

$5,258

$9,789

Median Lees Summit Tax Bill

$3,885

Median Cass County Tax Bill

$2,217

Median Missouri Tax Bill

$1,606

Median United States Tax Bill

$2,400

Property Tax Bills Across Lees Summit, Cass County, Missouri

Zip	10th Percentile	25th Percentile	Median Tax Bill	75th Percentile	90th Percentile
64082	$2,884	$3,276	$3,908	$4,921	$6,048
64083	N/A	N/A	N/A	N/A	N/A

Source: Ownwell