Amherst, Buffalo County, Nebraska Property Taxes
Median Amherst, NE effective property tax rate: 1.27%, significantly higher than the national median of 1.02%, but lower than the Nebraska state median of 1.75%.
Median Amherst, NE home value: $213,525
Median annual Amherst, NE tax bill: $2,850, $450 higher than the national median property tax bill of $2,400.
How are property taxes in Buffalo calculated?
Property taxes in Amherst, NE 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 Amherst’s property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in Amherst, knowing local tax details benefits homeowners and investors.
Last Updated March 1, 2025
Amherst, Buffalo County, Nebraska Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
1.27%
Estimate Property Tax Bill
$2,712
$2,516
Ownwell’s Amherst Property Tax Bill Calculator empowers homeowners, real estate investors, and potential buyers to estimate their annual property taxes in Amherst with just two data points.
By entering your property's estimated assessed value, our calculator applies Amherst’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 Buffalo County.
For those interested in more localized information, please scroll down to explore city-level trends!
Property Tax Rates Across Amherst, Buffalo County, Nebraska
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 Amherst Tax Rate
1.27%
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 Buffalo County Tax Rate
1.75%
Median Effective Nebraska Tax Rate
1.75%
Median Effective United States Tax Rate
1.02%
Property Tax Rates Across Amherst, Buffalo County, Nebraska
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 68812 | 1.24% | 1.25% | 1.27% | 1.59% | 1.59% |
Source: Ownwell
Property Tax Assessment Values Across Amherst, Buffalo County, Nebraska
When examining property taxes in Amherst, Nebraska, 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 Buffalo County Assessor 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 Buffalo 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 Amherst.
For example, the median home price in Amherst is $213,525, with tax bills ranging significantly across the county. Zip code 68812 has the highest median home price at $213,525.
Property Tax Assessment Values Across Amherst, Buffalo County, Nebraska
Source: Ownwell
$82,235
$159,220
$236,205
Median Amherst Market Value
$213,525
Median Buffalo County Market Value
$185,962
Median Nebraska Market Value
$182,439
Median United States Market Value
$235,294
Property Tax Assessment Values Across Amherst, Buffalo County, Nebraska
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 68812 | $47,603 | $107,345 | $213,525 | $363,105 | $627,401 |
Source: Ownwell
Property Tax Bills Across Amherst, Buffalo County, Nebraska
In Amherst, located in Buffalo County, NE, property tax bills are calculated based on the assessed value of a home, which is a percentage of its market value. The local tax rate is applied to this assessed value to determine the annual tax bill. Various factors influence the assessed value, including the property's location, size, and any improvements made. The median property tax bill in Amherst is $2,850, which is significantly higher than the national median of $2,400, indicating a notable impact on homeowners' budgets.
Homeowners in Amherst can benefit from Ownwell's expertise in property tax appeals and exemptions. Ownwell assists by analyzing property assessments to ensure they are accurate and fair. If discrepancies are identified, Ownwell helps homeowners file appeals, potentially reducing their tax burden. By leveraging local market data and expertise, Ownwell maximizes savings for homeowners, ensuring they only pay their fair share. This service is invaluable in a region where property tax bills can vary significantly, with some reaching as high as $7,902.
Median Amherst Tax Bill
$2,850
Median Buffalo County Tax Bill
$3,186
Median Nebraska Tax Bill
$3,071
Median United States Tax Bill
$2,400
Property Tax Bills Across Amherst, Buffalo County, Nebraska
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 68812 | $633 | $1,530 | $2,850 | $4,807 | $7,902 |
Source: Ownwell