Cass County Property Tax Rate (2012-2013) [Go To Different County]

Cass County Average Property Tax
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$2,651.00

Avg. 1.86% of home value

Yearly median tax in Cass County

The median property tax in Cass County, Nebraska is $2,651 per year for a home worth the median value of $142,800. Cass County collects, on average, 1.86% of a property's estimated fair market value as property tax.

Cass County has one of the highest median property taxes in the United States, and is ranked 240th of the 3143 counties in order of median property taxes.

The average yearly property tax paid by Cass County residents amounts to about 3.93% of their yearly income. Cass County is ranked 248th of the 3143 counties for property taxes as a percentage of median income.

Cass County Property Tax Calculator

Cass County Property Tax Appeal

Cass County calculates the property tax due based on the fair market value of the home or property in question, as determined by the Cass County Property Tax Assessor. Each property is individually assessed each year, and any improvements or additions made to your property may increase its appraised value.

As a property owner, you have the right to appeal the property tax amount you are charged and request a reassessment if you believe that the value determined by the Cass County Tax Assessor's office is incorrect. To appeal the Cass County property tax, you must contact the Cass County Tax Assessor's Office.

You will be provided with a property tax appeal form, on which you will provide the tax assessor's current appraisal of your property as well as your proposed appraisal and a description of why you believe your appraisal is more accurate.

Previous appraisals, expert opinions, and appraisals for similar properties may be attached to the appeal as supporting documentation. If your appeal is successful, your property will be reassessed at a lower valuation and your Cass County property taxes will be lowered accordingly.

If your appeal is denied, you still have the option to re-appeal the decision. If no further administrative appeals can be made, you can appeal your Cass County tax assessment in court.

Cass County Property Tax Forclosures and Tax Liens

The Cass County is responsible for assessing the fair market value of properties within Cass County and determining the property tax rate that will apply. The Tax Assessor's office can also provide property tax history or property tax records for a property. These property tax records are excellent sources of information when buying a new property or appealing a recent appraisal.

Most counties' Tax Assessor's Office is located in or near the county courthouse or the local county administration building. Your last property tax assessment will include contact information for the Cass County Tax Assessor.

Cass County Property Tax Burden

Proceeds from the Cass County Personal Property Tax are used locally to fund school districts, public transport, infrastructure, and other municiple government projects. Property tax income is almost always used for local projects and services, and does not go to the federal or state budget.

Unlike other taxes which are restricted to an individual, the Cass County Property Tax is levied directly on the property. Unpaid property tax can lead to a property tax lien, which remains attached to the property's title and is the responsibility of the current owner of the property. Tax liens are not affected by transferring or selling the property, or even filing for bankruptcy. Property tax delinquency can result in additional fees and interest, which are also attached to the property title.

In cases of extreme property tax delinquency, the Cass County Tax Board may seize the delinquent property and offer it for sale at a public tax forclosure auction, often at a price well under market value. Proceeds of the sale first go to pay the property's tax lien, and additional proceeds may be remitted to the original owner.

Cass County Property Tax Deduction

You can usually deduct 100% of your Cass County property tax from your Federal Income Tax Return as an itemized deduction. Nebraska may also let you deduct some or all of your Cass County property taxes on your Nebraska income tax return.

For properties considered the primary residence of the taxpayer, a homestead exemption may exist. The Cass County Homestead Exemption allows the appraised valuation of a primary residence to be reduced before calculating the property tax owed, resulting in a lower annual property tax rate.

The Homestead Exemption may also protect your home from being reposessed in the case of a property tax lien due to unpaid Cass County property taxes.