Cass County Property Taxes
The median property tax rate in Cass County is 1.72%, which is significantly higher than the national median of 0.99% but slightly lower than the Nebraska state median of 1.75%. With the median home value in Cass County being $194,901, the typical annual property tax bill reaches $3,260, surpassing the national median of $2,690. Property taxes in Cass County are calculated based on the tax assessed value, which generally falls below the actual market value due to various property tax exemptions like the primary residence and agricultural exemptions. Understanding Cass County's specific property tax system, exploring available exemptions, and identifying opportunities for property tax reductions can provide significant annual savings. Whether you live in Plattsmouth or another part of Cass County, gaining a comprehensive knowledge of local property taxes will benefit both homeowners and real estate investors.
Last Updated June 14, 2024
Cass County Property Tax Bill Calculator
$100,000
$2,500,000
$5,000,000
Average Tax Rate
1.75%
Estimate Property Tax Bill
$3,500
Ownwell’s Cass County Property Tax Bill Calculator helps any homeowner, real estate investor, or potential owner to estimate their annual property taxes in Cass County with just 2 data points. Enter your property's estimated assessed value, and our calculator applies the median tax rate in Cass County to estimate your property tax bill. This insight helps you understand potential tax liabilities. If you’d like to see trends on a city level, scroll down to navigate to a more local informational page. Your property assessed value is the value assigned to your property by your county for property tax calculations. Assessed value takes into account any exemptions you may have on your property.
Property Tax Rates Across Cass County, Nebraska
Property taxes in Cass County play a crucial role in funding essential local services like public schools, road maintenance, and emergency services. The median tax rate in Cass County is 1.72%, which is higher than both the Nebraska state median and the U.S. national median of 0.99%. Local government entities within Cass County set these rates annually, and they can vary significantly between different areas within the county. Each year, Cass County estimates its required budget to maintain services for the upcoming fiscal year and divides this budget by the total value of all taxable property in the jurisdiction, resulting in the property tax rate. Although tax rates and budgets are influenced by laws and voter input, this calculation forms the basic process for setting property tax rates. For comparison, the city of Eagle has one of the higher property tax rates in Nebraska at 2.13%, while the city of Ashland boasts one of the lowest at 1.34%. Analyzing how Cass County's tax rates stack up against these benchmarks can give homeowners a better understanding of the local tax landscape.
Average Cass County Tax Rate
1.72%
Average Nebraska Tax Rate
1.75%
Average United States Tax Rate
0.99%
Property Tax Rates Across Cass County, Nebraska
City | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
---|---|---|---|---|---|
Alvo | 1.45% | 1.53% | 1.54% | 2.24% | 2.24% |
Ashland | 1.33% | 1.34% | 1.34% | 2.17% | 2.17% |
Avoca | 1.37% | 1.38% | 1.81% | 1.81% | 1.81% |
Cedar Creek | 1.51% | 1.72% | 1.72% | 1.72% | 1.72% |
Eagle | 1.54% | 1.54% | 2.13% | 2.13% | 2.13% |
Elmwood | 1.47% | 1.48% | 1.81% | 1.81% | 1.81% |
Greenwood | 1.31% | 1.34% | 1.78% | 1.78% | 1.78% |
Lincoln | 1.54% | 1.54% | 1.54% | 1.54% | 1.54% |
Louisville | 1.50% | 1.51% | 1.51% | 1.98% | 1.98% |
Manley | 1.79% | 1.88% | 1.88% | 1.88% | 1.88% |
Murdock | 1.46% | 1.48% | 1.48% | 1.61% | 1.61% |
Murray | 1.42% | 1.44% | 1.62% | 1.89% | 1.89% |
Nehawka | 1.29% | 1.44% | 1.45% | 1.84% | 1.84% |
Palmyra | 1.39% | 1.45% | 1.54% | 1.54% | 1.54% |
Plattsmouth | 1.44% | 1.44% | 1.99% | 1.99% | 2.18% |
South Bend | 1.51% | 1.51% | 1.51% | 1.51% | 1.51% |
Unadilla | 1.48% | 1.48% | 1.48% | 1.48% | 1.48% |
Union | 1.45% | 1.63% | 2.09% | 2.90% | 3.09% |
Walton | 1.30% | 1.54% | 1.54% | 1.54% | 1.54% |
Waverly | 0.64% | 1.51% | 1.52% | 1.53% | 1.53% |
Weeping Water | 1.58% | 1.63% | 2.03% | 2.03% | 2.03% |
Source: Ownwell
Property Tax Assessment Values Across Cass County, Nebraska
Understanding the difference between "market value" and "assessed value" is key to comprehending property taxes in Cass County, Nebraska. The market value represents the price a willing buyer would pay to a willing seller in an open, competitive market, considering location, property condition, and current economic trends. For tax purposes, this value is estimated by the Cass County Appraisal District. The assessed value, however, is the market value minus any applicable exemptions or limits based on local laws and available programs. The assessed value is then used to calculate your property taxes by multiplying it by the combined tax rates of all relevant taxing entities. Assessment notices in Cass County are typically mailed in the spring, usually by the middle of April. These notices provide homeowners with both the market and assessed values, along with an estimate of the annual property tax bill. By distinguishing between these valuation concepts, property owners can better navigate their tax responsibilities and understand how their property taxes are affected. In Cass County, the highest median tax bill is found in Palmyra at $6,649, while the lowest is in Avoca at $1,776. Being aware of these valuation processes will help you identify opportunities for appealing assessments or applying for exemptions to manage your tax burden more effectively.
Average Cass County Assessed Value
$194,901
Average Nebraska Assessed Value
$182,439
Average United States Assessed Value
$244,900
Property Tax Assessment Values Across Cass County, Nebraska
City | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
---|---|---|---|---|---|
Alvo | $41,992 | $78,170 | $174,016 | $304,423 | $448,326 |
Ashland | $76,876 | $127,717 | $318,652 | $501,898 | $639,732 |
Avoca | $20,223 | $48,638 | $118,596 | $260,122 | $643,430 |
Cedar Creek | $109,093 | $174,444 | $245,036 | $318,636 | $421,288 |
Eagle | $64,943 | $137,770 | $201,496 | $305,251 | $432,546 |
Elmwood | $67,524 | $122,851 | $190,171 | $315,586 | $474,556 |
Greenwood | $45,678 | $93,237 | $164,390 | $253,583 | $383,543 |
Lincoln | $260,068 | $291,835 | $376,562 | $426,434 | $441,709 |
Louisville | $85,983 | $130,846 | $220,869 | $358,019 | $506,462 |
Manley | $33,381 | $65,238 | $119,701 | $187,390 | $289,866 |
Murdock | $67,826 | $136,700 | $226,586 | $336,909 | $552,331 |
Murray | $67,196 | $120,008 | $174,553 | $307,870 | $439,624 |
Nehawka | $43,899 | $77,926 | $169,888 | $327,237 | $543,863 |
Palmyra | $240,624 | $311,802 | $430,434 | $600,876 | $703,140 |
Plattsmouth | $52,573 | $113,728 | $189,820 | $308,136 | $437,417 |
South Bend | $67,477 | $137,398 | $217,266 | $306,240 | $360,588 |
Unadilla | $130,800 | $148,413 | $235,926 | $410,597 | $533,068 |
Union | $101,707 | $163,722 | $238,809 | $299,791 | $373,985 |
Walton | $187,292 | $264,679 | $280,167 | $359,715 | $411,841 |
Waverly | $59,292 | $301,795 | $373,228 | $491,784 | $595,144 |
Weeping Water | $52,356 | $90,761 | $143,454 | $228,320 | $337,000 |
Source: Ownwell
Property Tax Bills Across Cass County, Nebraska
In Cass County, NE, property tax bills are calculated based on the assessed value of a home, which is determined by the county assessor. This assessed value is then multiplied by the local tax rate to determine the annual property tax bill. The median home price in Cass County is $194,901, which gives homeowners an idea of what to expect in terms of their property tax obligations. Several factors influence the final tax bill, including the property's assessed value, the local tax rate, and any applicable exemptions or deductions. For instance, the 25th percentile tax bill in Cass County is $1,877, while the 75th percentile reaches $5,329, and the 90th percentile can go as high as $7,452. The city of Palmyra has the highest median tax bill at $6,649, whereas Avoca has the lowest at $1,776. These variations significantly affect homeowners, as higher property taxes can impact monthly mortgage payments and overall housing affordability. Comparing these figures to the national median property tax rate of 0.99% helps to contextualize the local tax burden.
Average Cass County Tax Bill
$3,260
Average Nebraska Tax Bill
$3,071
Average United States Tax Bill
$2,690
Property Tax Bills Across Cass County, Nebraska
City | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
---|---|---|---|---|---|
Alvo | $621 | $1,512 | $3,000 | $4,625 | $7,048 |
Ashland | $946 | $1,560 | $4,752 | $9,201 | $12,651 |
Avoca | $335 | $754 | $1,776 | $3,768 | $9,291 |
Cedar Creek | $1,320 | $2,834 | $4,094 | $5,287 | $7,113 |
Eagle | $915 | $2,715 | $3,701 | $5,343 | $6,904 |
Elmwood | $887 | $1,949 | $3,094 | $5,051 | $7,208 |
Greenwood | $474 | $1,475 | $2,692 | $3,893 | $5,402 |
Lincoln | $4,008 | $4,498 | $5,803 | $6,572 | $6,807 |
Louisville | $1,086 | $2,312 | $3,814 | $5,742 | $7,661 |
Manley | $563 | $1,189 | $2,170 | $3,479 | $5,306 |
Murdock | $613 | $2,052 | $3,364 | $5,009 | $8,133 |
Murray | $488 | $1,682 | $2,862 | $4,596 | $6,411 |
Nehawka | $176 | $1,222 | $2,496 | $4,759 | $7,815 |
Palmyra | $3,717 | $4,816 | $6,649 | $8,519 | $9,641 |
Plattsmouth | $477 | $1,896 | $3,170 | $5,321 | $7,336 |
South Bend | $558 | $1,943 | $3,196 | $4,591 | $5,445 |
Unadilla | $1,940 | $2,202 | $3,500 | $6,091 | $7,908 |
Union | $1,265 | $2,715 | $5,915 | $7,870 | $9,665 |
Walton | $1,389 | $4,088 | $4,328 | $5,556 | $6,347 |
Waverly | $245 | $3,373 | $5,458 | $7,460 | $9,008 |
Weeping Water | $397 | $1,547 | $2,683 | $4,048 | $5,965 |
Source: Ownwell