Cass County, Nebraska Property Taxes

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

Median Cass County effective property tax rate: 1.72%, significantly higher than the national median of 1.02%.
Median Cass County home value: $194,901
Median annual Cass County tax bill: $3,260, $860 higher than the national median property tax bill of $2,400.

How are property taxes in Cass County calculated?

Property taxes in Cass County 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 your county's property tax system, exemptions, and reduction opportunities can lead to significant savings. Whether you live in Plattsmouth or another part of Cass County, knowing local tax details benefits homeowners and investors.

Last Updated March 1, 2025

Cass County, Nebraska Property Tax Bill Calculator

Property Assessed Value

$100,000

$1,500,000

$3,000,000

Median Effective Tax Rate

1.72%

Estimate Property Tax Bill

$3,352

$3,111

Ownwell’s Cass County Property Tax Bill Calculator empowers homeowners, real estate investors, and potential buyers to estimate their annual property taxes in Cass County with just two data points. By entering your property's estimated assessed value, our calculator applies Cass County’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 more 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 Cass County, Nebraska

Local government entities are responsible for setting tax rates, which can significantly differ across a state. Each year, counties estimate their required budget to maintain public services, then divide this by the total assessed value of all taxable properties within their boundaries. This calculation determines the property tax rate. Although votes and laws play a role in setting these rates and budgets, this is the simplified annual procedure. In Cass County, Nebraska, the effective property tax rate is 1.72%, which is notably higher than the national median property tax rate of 1.02%. This means property owners in Cass County face a higher tax burden compared to the national average. Within Nebraska, Cass County's tax rate is neither the highest nor the lowest; Eagle has the highest median tax rate at 2.13%, while Ashland enjoys the lowest at 1.34%. Understanding these differences is crucial for property owners, as it affects their annual tax bills and overall financial planning.

Property Tax Rates Across Cass County, Nebraska

Source: Ownwell

1.34%

1.73%

2.13%

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 Cass County Tax Rate

1.72%

Median Effective Nebraska Tax Rate

1.75%

Median Effective United States Tax Rate

1.02%

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%
Plattsmouth	1.44%	1.44%	1.99%	1.99%	2.18%
South Bend	1.51%	1.51%	1.51%	1.51%	1.51%
Union	1.45%	1.63%	2.09%	2.90%	3.09%
Waverly	0.64%	1.51%	1.52%	1.53%	1.53%
Weeping Water	1.58%	1.63%	2.03%	2.03%	2.03%
Palmyra	N/A	N/A	N/A	N/A	N/A
Unadilla	N/A	N/A	N/A	N/A	N/A
Walton	N/A	N/A	N/A	N/A	N/A

Source: Ownwell

Property Tax Assessment Values Across Cass County, Nebraska

When examining property taxes in Cass County, 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 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.

Assessment notices: In Cass County, assessment notices are sent in the spring each year. They’ll typically reach your mailbox by the middle of April. 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 Cass County. For example, the median tax bill in Cass County is $3,329, with tax bills ranging significantly across the county. Lincoln has the highest median home price at $376,562.

Property Tax Assessment Values Across Cass County, Nebraska

Source: Ownwell

$118,596

$247,579

$376,562

Median Cass County Market Value

$194,901

Median Nebraska Market Value

$182,439

Median United States Market Value

$235,294

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
Plattsmouth	$52,573	$113,728	$189,820	$308,136	$437,417
South Bend	$67,477	$137,398	$217,266	$306,240	$360,588
Union	$101,707	$163,722	$238,809	$299,791	$373,985
Waverly	$59,292	$301,795	$373,228	$491,784	$595,144
Weeping Water	$52,356	$90,761	$143,454	$228,320	$337,000
Palmyra	N/A	N/A	N/A	N/A	N/A
Unadilla	N/A	N/A	N/A	N/A	N/A
Walton	N/A	N/A	N/A	N/A	N/A

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 tax bill. The median home price in Cass County is $194,901, with property tax bills varying widely across the region. For instance, while the 25th percentile tax bill is $1,877, the 75th percentile reaches $5,329, and the 90th percentile goes up to $7,452. Union has the highest median tax bill at $5,915, whereas Avoca has the lowest at $1,776. These figures indicate that the property tax rate in Cass County is above the national median rate of 1.02%. Consequently, homeowners in Cass County may face higher tax bills compared to the national median property tax bill of $2,400. Understanding these factors is crucial for homeowners as it directly impacts their annual financial planning and the overall affordability of homeownership in the county.

Property Tax Bills Across Cass County, Nebraska

Source: Ownwell

$1,776

$3,846

$5,915

Median Cass County Tax Bill

$3,260

Median Nebraska Tax Bill

$3,071

Median United States Tax Bill

$2,400

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
Plattsmouth	$477	$1,896	$3,170	$5,321	$7,336
South Bend	$558	$1,943	$3,196	$4,591	$5,445
Union	$1,265	$2,715	$5,915	$7,870	$9,665
Waverly	$245	$3,373	$5,458	$7,460	$9,008
Weeping Water	$397	$1,547	$2,683	$4,048	$5,965
Palmyra	N/A	N/A	N/A	N/A	N/A
Unadilla	N/A	N/A	N/A	N/A	N/A
Walton	N/A	N/A	N/A	N/A	N/A

Source: Ownwell