Buffalo County Property Taxes
The median property tax rate in Buffalo County is 1.75%, which is significantly higher than the national median of 0.99% and matches the Nebraska state median of 1.75%. With a median home value of $185,962 in Buffalo County, the typical annual property tax bill reaches $3,186, surpassing the national median of $2,690. Property taxes in Buffalo 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 Buffalo 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 Kearney or another part of Buffalo County, gaining a comprehensive knowledge of local property taxes will benefit both homeowners and real estate investors.
Last Updated June 14, 2024
Buffalo County Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Average Tax Rate
1.75%
Estimate Property Tax Bill
$3,254
Ownwell’s Buffalo County Property Tax Bill Calculator helps any homeowner, real estate investor, or potential owner to estimate their annual property taxes in Buffalo County with just 2 data points. Enter your property's estimated assessed value, and our calculator applies the median tax rate in Buffalo 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 Buffalo County, Nebraska
Property taxes in Buffalo County play a crucial role in funding essential local services like public schools, road maintenance, and emergency services. The median tax rate in Buffalo County is 1.75%, which is higher than both the Nebraska state median and the U.S. national median of 0.99%. Local government entities within Buffalo County set these rates annually, and they can vary significantly between different areas within the county. Each year, Buffalo 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. The following data compares Buffalo County's effective property tax rate with other counties in Nebraska and the national median. For comparison, the city of Shelton has one of the higher property tax rates in Nebraska at 2.20%, while the city of Hazard boasts one of the lowest at 1.22%. Analyzing how Buffalo County's tax rates stack up against these benchmarks can give homeowners a better understanding of the local tax landscape.
Average Buffalo County Tax Rate
1.75%
Average Nebraska Tax Rate
1.75%
Average United States Tax Rate
0.99%
Property Tax Rates Across Buffalo County, Nebraska
| City | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Amherst | 1.24% | 1.25% | 1.27% | 1.59% | 1.59% |
| Elm Creek | 1.55% | 1.56% | 1.94% | 1.94% | 1.94% |
| Gibbon | 1.51% | 1.52% | 2.00% | 2.00% | 2.00% |
| Hazard | 1.16% | 1.16% | 1.22% | 1.50% | 1.50% |
| Kearney | 1.64% | 1.75% | 1.75% | 1.75% | 1.75% |
| Kenesaw | 1.09% | 1.52% | 1.53% | 1.53% | 1.53% |
| Mason City | 1.50% | 1.50% | 1.50% | 1.50% | 1.50% |
| Miller | 1.24% | 1.43% | 1.82% | 1.82% | 1.82% |
| Odessa | 1.57% | 1.57% | 1.57% | 1.64% | 1.64% |
| Pleasanton | 1.48% | 1.50% | 1.50% | 1.80% | 1.80% |
| Ravenna | 1.16% | 1.18% | 1.53% | 1.53% | 1.53% |
| Riverdale | 1.26% | 1.27% | 1.33% | 1.64% | 1.70% |
| Shelton | 1.51% | 1.53% | 2.20% | 2.20% | 2.20% |
| Sumner | 1.43% | 1.43% | 1.43% | 1.43% | 1.43% |
Source: Ownwell
Property Tax Assessment Values Across Buffalo County, Nebraska
In Buffalo County, understanding the difference between "market value" and "assessed value" is key to comprehending property taxes. 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 Buffalo 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 Buffalo 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. Being aware of these valuation processes in Buffalo County will help you identify opportunities for appealing assessments or applying for exemptions to manage your tax burden more effectively. Notably, Sumner has the highest median tax bill at $31,241, while Mason City has the lowest at $740. The median home price in Buffalo County is $185,962, with tax bills ranging significantly from $1,938 at the 25th percentile to $6,255 at the 90th percentile.
Property Tax Assessment Values Across Buffalo County, Nebraska
Source: Ownwell
$33,665
$1,109,833
$2,186,000
Average Buffalo County Assessed Value
$185,962
Average Nebraska Assessed Value
$182,439
Average United States Assessed Value
$244,900
Property Tax Assessment Values Across Buffalo County, Nebraska
| City | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Amherst | $47,603 | $107,345 | $213,525 | $363,105 | $627,401 |
| Elm Creek | $48,309 | $91,145 | $145,970 | $227,288 | $371,858 |
| Gibbon | $23,352 | $96,962 | $157,995 | $229,715 | $323,020 |
| Hazard | $93,723 | $146,595 | $236,205 | $461,380 | $673,430 |
| Kearney | $76,348 | $142,080 | $200,332 | $283,814 | $364,593 |
| Kenesaw | $54,455 | $75,455 | $237,868 | $270,365 | $367,466 |
| Mason City | $49,270 | $49,270 | $49,270 | $49,270 | $49,270 |
| Miller | $13,504 | $39,235 | $82,235 | $257,605 | $668,193 |
| Odessa | $25,599 | $46,515 | $84,305 | $105,732 | $136,148 |
| Pleasanton | $68,795 | $117,890 | $197,290 | $338,596 | $633,840 |
| Ravenna | $28,945 | $60,058 | $103,892 | $198,669 | $390,752 |
| Riverdale | $84,180 | $131,158 | $185,275 | $323,308 | $434,230 |
| Shelton | $34,860 | $74,551 | $122,230 | $206,589 | $358,030 |
| Sumner | $2,186,000 | $2,186,000 | $2,186,000 | $2,186,000 | $2,186,000 |
Source: Ownwell
Property Tax Bills Across Buffalo County, Nebraska
Property tax bills in Buffalo County, NE, are calculated based on the assessed value of a property, which is determined by local assessors. The median home price in Buffalo County is $185,962, and the property tax rate is applied to this assessed value to determine the tax bill. Several factors influence the final tax bill, including the property's location, size, and any improvements made. For homeowners in Buffalo County, the tax bill can vary significantly. For instance, the 25th percentile tax bill is $1,938, while the 75th percentile tax bill is $4,708. At the higher end, the 90th percentile tax bill reaches $6,255. These figures highlight the range of property tax liabilities within the county. Comparatively, the national median property tax rate is 0.99%, making Buffalo County's tax rates relatively high. This can impact homeowners by increasing their annual expenses, particularly for those owning higher-value properties or those in more desirable locations within the county.
Average Buffalo County Tax Bill
$3,186
Average Nebraska Tax Bill
$3,071
Average United States Tax Bill
$2,690
Property Tax Bills Across Buffalo County, Nebraska
| City | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Amherst | $633 | $1,530 | $2,850 | $4,807 | $7,902 |
| Elm Creek | $667 | $1,497 | $2,550 | $4,055 | $6,079 |
| Gibbon | $345 | $1,577 | $2,870 | $3,916 | $5,413 |
| Hazard | $1,213 | $1,936 | $4,305 | $6,416 | $8,816 |
| Kearney | $663 | $2,352 | $3,440 | $4,914 | $6,297 |
| Kenesaw | $139 | $879 | $3,633 | $4,129 | $5,591 |
| Mason City | $740 | $740 | $740 | $740 | $740 |
| Miller | $177 | $567 | $1,528 | $3,780 | $8,742 |
| Odessa | $352 | $614 | $1,181 | $1,673 | $2,020 |
| Pleasanton | $1,008 | $1,928 | $3,142 | $5,109 | $9,485 |
| Ravenna | $319 | $794 | $1,455 | $2,722 | $4,711 |
| Riverdale | $950 | $1,852 | $2,855 | $4,444 | $6,273 |
| Shelton | $608 | $1,460 | $2,519 | $3,945 | $6,099 |
| Sumner | $31,241 | $31,241 | $31,241 | $31,241 | $31,241 |
Source: Ownwell