Blackwater, Cooper County, Missouri Property Taxes
The median property tax rate in Blackwater, MO is 1.19%, slightly below the state median of 1.20% but still higher than the national median of 0.99%. With the median home value in Blackwater at $67,200, the typical annual property tax bill amounts to $797, which is significantly lower than the national median of $2,690. Property taxes in Blackwater are calculated based on the tax assessed value, which often falls below the market value due to various exemptions such as primary residence and agricultural exemptions. Understanding Blackwater's property tax system, exploring available exemptions, and identifying opportunities for reductions can lead to substantial annual savings. Whether you're in the heart of Blackwater or another part of Cooper County, understanding the local property tax system will benefit both homeowners and real estate investors.
Last Updated June 14, 2024
Blackwater, Cooper County, Missouri Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Average Tax Rate
1.19%
Estimate Property Tax Bill
$800
$742
Ownwell’s Blackwater Property Tax Bill Calculator helps any homeowner, real estate investor, or potential owner estimate their annual property taxes in Blackwater with just two data points. By entering your property's estimated assessed value, the calculator applies the median tax rate in Blackwater 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 Blackwater, Cooper County, Missouri
Property taxes in Blackwater, Missouri, play a crucial role in funding essential local services such as public schools, road maintenance, and emergency services. The median tax rate in Blackwater is 1.19%, significantly higher than the U.S. national median of 0.99%. Local government entities within Blackwater set these rates annually, and they can vary significantly across different neighborhoods. Each year, Blackwater 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 Blackwater's effective property tax rate to other counties in Missouri and the national median. For comparison, the zip code 65322 has the highest median property tax rate of 1.19%, while the same zip code also has the lowest median tax rate of 1.19%. Understanding how these cities compare with Blackwater provides valuable insights into the varying tax landscape across Cooper County, helping homeowners gain a clearer picture of their property tax obligations relative to neighboring areas.
Average Blackwater Tax Rate
1.19%
Average Cooper County Tax Rate
1.38%
Average Missouri Tax Rate
1.20%
Average United States Tax Rate
0.99%
Property Tax Rates Across Blackwater, Cooper County, Missouri
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 65322 | 0.87% | 1.04% | 1.19% | 1.40% | 1.45% |
Source: Ownwell
Property Tax Assessment Values Across Blackwater, Cooper County, Missouri
In Blackwater, Missouri, understanding the difference between "market value" and "assessed value" is crucial for comprehending property taxes. The market value is the price a willing buyer would pay a willing seller in an open and competitive market, influenced by factors like location, property condition, and economic trends. This value is estimated by the Cooper 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 Blackwater, 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. 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 Blackwater helps identify opportunities for protesting assessments or applying for exemptions to effectively manage the tax burden. The median home price in Blackwater is $67,200, with tax bills ranging from $505 at the 25th percentile to $2,117 at the 90th percentile. The zip code 65322 has the highest and lowest median tax bill at $797.
Property Tax Assessment Values Across Blackwater, Cooper County, Missouri
Source: Ownwell
$53,750
$72,275
$90,800
Average Blackwater Assessed Value
$67,200
Average Cooper County Assessed Value
$83,000
Average Missouri Assessed Value
$129,505
Average United States Assessed Value
$244,900
Property Tax Assessment Values Across Blackwater, Cooper County, Missouri
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 65322 | $24,880 | $39,600 | $67,200 | $112,300 | $188,120 |
Source: Ownwell
Property Tax Bills Across Blackwater, Cooper County, Missouri
In Blackwater, located in Cooper County, MO, property tax bills are calculated based on the assessed value of your home. The local tax rate is applied to this assessed value to determine the amount you owe. Several factors influence the assessed value, including the market value of the property and any improvements made. For instance, if your home has a median market price of $67,200, your tax bill could fall within a range depending on various assessments and exemptions. Homeowners in Blackwater can expect property tax bills that vary significantly. The 25th percentile tax bill is around $505, while the 75th percentile tax bill reaches approximately $1,344. At the higher end, the 90th percentile tax bill can be as much as $2,117. Comparatively, the national median property tax rate is 0.99%, which provides a benchmark for understanding local rates. This variability in tax bills can impact homeowners differently, influencing decisions on property investments and home improvements.
Average Blackwater Tax Bill
$797
Average Cooper County Tax Bill
$1,092
Average Missouri Tax Bill
$1,606
Average United States Tax Bill
$2,690
Property Tax Bills Across Blackwater, Cooper County, Missouri
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 65322 | $331 | $505 | $797 | $1,344 | $2,117 |
Source: Ownwell