Cuming County Property Taxes
The median property tax rate in Cuming County is 1.19%, which is higher than the national median of 0.99% but lower than Nebraska's state median of 1.75%. With a median home value of $148,485 in Cuming County, the typical annual property tax bill is $1,766, considerably less than the national median of $2,690. Property taxes in Cuming County are calculated based on the assessed value, which usually falls below the market value due to various property tax exemptions, such as those for primary residences and agricultural properties. Understanding Cuming County's specific property tax system, exploring available exemptions, and identifying opportunities for property tax reductions can lead to substantial annual savings. Whether you reside in West Point or another part of Cuming County, gaining a comprehensive knowledge of local property taxes will benefit both homeowners and real estate investors.
Last Updated June 14, 2024
Cuming County Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Average Tax Rate
1.19%
Estimate Property Tax Bill
$1,767
$1,640
Ownwell’s Cuming County Property Tax Bill Calculator helps any homeowner, real estate investor, or potential owner to estimate their annual property taxes in Cuming County with just 2 data points. Enter your property's estimated assessed value, and our calculator applies the median tax rate in Cuming 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 Cuming County, Nebraska
Property taxes in Cuming County play a crucial role in funding essential local services like public schools, road maintenance, and emergency services. The median tax rate in Cuming County is 1.19%, which is higher than the U.S. national median of 0.99%. Local government entities within Cuming County set these rates annually, and they can vary significantly between different areas within the county. Each year, Cuming 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 Cuming County's effective property tax rate with other areas. For comparison, the city of Beemer has one of the higher property tax rates in the region at 1.44%, while the city of Dodge boasts one of the lowest at 0.88%. Analyzing how Cuming County's tax rates stack up against these benchmarks can give homeowners a better understanding of the local tax landscape.
Average Cuming County Tax Rate
1.19%
Average Nebraska Tax Rate
1.75%
Average United States Tax Rate
0.99%
Property Tax Rates Across Cuming County, Nebraska
| City | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Bancroft | 1.02% | 1.04% | 1.43% | 1.43% | 1.43% |
| Beemer | 0.93% | 1.01% | 1.44% | 1.44% | 1.44% |
| Dodge | 0.86% | 0.87% | 0.88% | 0.89% | 0.98% |
| Hooper | 1.14% | 1.14% | 1.14% | 1.14% | 1.14% |
| Howells | 0.87% | 0.87% | 0.88% | 0.89% | 0.91% |
| Lyons | 0.97% | 0.98% | 0.99% | 1.18% | 1.36% |
| Oakland | 0.97% | 0.98% | 0.99% | 1.35% | 1.37% |
| Pender | 0.93% | 1.02% | 1.09% | 1.11% | 1.11% |
| Pilger | 0.91% | 0.96% | 0.99% | 1.00% | 1.00% |
| Rosalie | 1.04% | 1.04% | 1.04% | 1.04% | 1.04% |
| Scribner | 0.53% | 0.86% | 1.08% | 1.13% | 1.13% |
| West Point | 0.98% | 1.00% | 1.27% | 1.27% | 1.27% |
| Wisner | 0.88% | 0.98% | 1.19% | 1.19% | 1.19% |
Source: Ownwell
Property Tax Assessment Values Across Cuming County, Nebraska
In Cuming 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 Cuming 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 Cuming 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 Cuming County will help you identify opportunities for appealing assessments or applying for exemptions to manage your tax burden more effectively. In Cuming County, the highest median tax bill is $6,241 in Lyons, while the lowest is $1,405 in Wisner.
Property Tax Assessment Values Across Cuming County, Nebraska
Source: Ownwell
$105,270
$317,880
$530,490
Average Cuming County Assessed Value
$148,485
Average Nebraska Assessed Value
$182,439
Average United States Assessed Value
$244,900
Property Tax Assessment Values Across Cuming County, Nebraska
| City | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Bancroft | $23,162 | $48,869 | $105,270 | $242,779 | $633,285 |
| Beemer | $26,457 | $62,635 | $116,430 | $218,402 | $553,125 |
| Dodge | $194,684 | $260,796 | $514,545 | $840,295 | $1,216,827 |
| Hooper | $149,525 | $149,525 | $149,525 | $149,525 | $149,525 |
| Howells | $150,493 | $206,895 | $521,275 | $890,685 | $1,169,821 |
| Lyons | $310,068 | $432,545 | $530,490 | $652,855 | $759,300 |
| Oakland | $113,565 | $138,515 | $232,580 | $515,925 | $742,840 |
| Pender | $129,318 | $203,469 | $423,805 | $905,045 | $1,040,205 |
| Pilger | $51,281 | $91,408 | $176,460 | $523,194 | $1,034,347 |
| Rosalie | $224,910 | $224,910 | $224,910 | $224,910 | $224,910 |
| Scribner | $219,236 | $229,579 | $400,718 | $692,926 | $921,196 |
| West Point | $41,411 | $88,088 | $156,392 | $280,839 | $512,861 |
| Wisner | $32,892 | $66,928 | $120,615 | $244,076 | $589,293 |
Source: Ownwell
Property Tax Bills Across Cuming County, Nebraska
In Cuming 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 annual property tax bill. The median home price in Cuming County is $148,485, and property tax bills can vary significantly within the county. For example, homeowners at the 25th percentile pay around $910 annually, while those at the 75th percentile face bills of approximately $3,392. At the 90th percentile, the tax bill can reach as high as $6,388. Several factors influence these amounts, including property location, improvements, and market conditions. Homeowners in Lyons experience the highest median tax bill at $6,241, whereas those in Wisner enjoy the lowest at $1,405. Compared to the national median property tax rate of 0.99%, Cuming County's rates can result in a wide range of tax obligations, impacting homeowners' budgets and financial planning.
Average Cuming County Tax Bill
$1,766
Average Nebraska Tax Bill
$3,071
Average United States Tax Bill
$2,690
Property Tax Bills Across Cuming County, Nebraska
| City | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Bancroft | $285 | $650 | $1,426 | $3,206 | $7,011 |
| Beemer | $301 | $848 | $1,544 | $2,599 | $5,642 |
| Dodge | $1,714 | $2,300 | $4,414 | $7,625 | $11,103 |
| Hooper | $1,703 | $1,703 | $1,703 | $1,703 | $1,703 |
| Howells | $1,441 | $1,918 | $4,594 | $7,839 | $10,367 |
| Lyons | $3,019 | $4,394 | $6,241 | $7,099 | $9,290 |
| Oakland | $987 | $1,421 | $2,754 | $6,203 | $8,177 |
| Pender | $1,161 | $2,216 | $4,378 | $8,356 | $11,358 |
| Pilger | $507 | $901 | $1,605 | $4,993 | $10,219 |
| Rosalie | $2,334 | $2,334 | $2,334 | $2,334 | $2,334 |
| Scribner | $1,265 | $2,165 | $4,517 | $7,576 | $9,750 |
| West Point | $446 | $1,016 | $1,863 | $3,322 | $5,530 |
| Wisner | $364 | $776 | $1,405 | $2,783 | $5,768 |
Source: Ownwell