Cass, West Virginia Property Taxes
The median property tax rate in Cass, WV is 0.39%, significantly lower than both the national median of 0.99% and the West Virginia state median of 0.72%. With a median home value of $63,700 in Cass, the typical annual property tax bill amounts to $264, well below the national median of $2,690. Property taxes in Cass are calculated based on the tax assessed value, which typically falls below the market value due to various exemptions like the primary residence and agricultural exemptions. Understanding Cass's property tax system, exploring available exemptions, and identifying opportunities for reductions can lead to significant annual savings. Whether you're in the heart of Cass or another part of the city, understanding the local property tax system will benefit both homeowners and real estate investors.
Last Updated June 14, 2024
Cass, West Virginia Property Tax Bill Calculator
$100,000
$2,500,000
$5,000,000
Average Tax Rate
0.72%
Estimate Property Tax Bill
$1,440
Ownwell’s CASS Property Tax Bill Calculator helps any homeowner, real estate investor, or potential owner estimate their annual property taxes in CASS with just two data points. By entering your property's estimated assessed value, the calculator applies the median tax rate in CASS to estimate your property tax bill. This insightful tool helps you understand potential tax liabilities. If you’re interested in seeing trends on a neighborhood level, scroll down to find more localized information. Your property’s assessed value is the value assigned by the county for property tax calculations, accounting for any exemptions that may apply.
Property Tax Rates Across Cass, West Virginia
Property taxes in Cass, West Virginia, are crucial for funding essential local services such as public schools, road maintenance, and emergency services. The median tax rate in Cass is 0.58%, higher than the West Virginia state median of 0.55% but still below the U.S. national median of 0.99%. Local government entities within Cass set these rates annually, and they can vary significantly across different neighborhoods. Each year, Cass estimates its required budget to maintain services for the upcoming fiscal year, then divides this budget by the total value of all taxable property within the jurisdiction to calculate the property tax rate. While tax rates and budgets are influenced by laws and voter input, this calculation forms the basis of setting property tax rates. The data below compares Cass's effective property tax rate to other counties in West Virginia and the national median. For comparison, the highest median property tax rate in the region is 0.58%, while the lowest median tax rate is 0.55%. Understanding how these cities compare with Cass provides valuable insights into the varying tax landscape across Pocahontas County, helping homeowners gain a clearer picture of their property tax obligations relative to neighboring areas.
Average Cass Tax Rate
0.39%
Average Pocahontas County Tax Rate
0.39%
Average West Virginia Tax Rate
0.72%
Average United States Tax Rate
0.99%
Property Tax Rates Across Cass, West Virginia
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 24927 | 0.31% | 0.39% | 0.39% | 0.78% | 0.78% |
Source: Ownwell
Property Tax Assessment Values Across Cass, West Virginia
Understanding the difference between "market value" and "assessed value" is crucial for comprehending property taxes in Cass, West Virginia. The market value represents the price a willing buyer would pay a willing seller in an open and competitive market, influenced by factors such as location, property condition, and economic trends. This value is estimated by the local county appraisal district for tax purposes. In contrast, the assessed value 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. In Cass, assessment notices are typically mailed out in the spring, usually by mid-April. These notices provide homeowners with both the market and assessed values, along with an estimate of the annual property tax bill. For instance, the highest median tax bill in Pocahontas County is $264 in zip code 24927, while the lowest median tax bill is also $264 in the same zip code. By understanding the distinction between these valuation concepts, property owners can better navigate their tax responsibilities and comprehend how their property taxes are determined. Being aware of these valuation processes in Cass helps identify opportunities for protesting assessments or applying for exemptions to effectively manage the tax burden.
Average Cass Assessed Value
$63,700
Average Pocahontas County Assessed Value
$74,800
Average West Virginia Assessed Value
$80,900
Average United States Assessed Value
$244,900
Property Tax Assessment Values Across Cass, West Virginia
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 24927 | $13,580 | $31,100 | $63,700 | $96,900 | $161,820 |
Source: Ownwell
Property Tax Bills Across Cass, West Virginia
Property tax bills in Cass, West Virginia, are determined by assessing the property's market value and applying the county's tax rate. The median home price in Cass is $63,700. Homeowners in the 25th percentile can expect a tax bill around $139, while those in the 75th percentile might see bills closer to $496. For the top 10 percent, tax bills can reach up to $752. Comparatively, the national median property tax rate is 0.99%, making Cass's property tax rates relatively moderate. Factors such as property improvements, neighborhood developments, and changes in market conditions can influence assessed values, thereby affecting tax bills. Homeowners must stay informed about these factors as they can lead to fluctuations in annual tax obligations. The highest and lowest median tax bill in Pocahontas County is $264, indicating a range that can significantly impact household budgets. Understanding how these elements interact helps homeowners anticipate and manage their property tax responsibilities effectively.
Average Cass Tax Bill
$264
Average Pocahontas County Tax Bill
$346
Average West Virginia Tax Bill
$607
Average United States Tax Bill
$2,690
Property Tax Bills Across Cass, West Virginia
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 24927 | $68 | $139 | $264 | $496 | $752 |
Source: Ownwell