How to Calculate Property Taxes

Information on how to calculate property taxes

A simple formula to estimate property tax is:

Assessed value / 100 * tax rate = estimated taxes
(Division by 100 accounts for tax rates being expressed in terms of $x.xx per $100 of assessed value).

Example #1:  $180,000 home has an assessed value of $34,200. 2016 residential tax rate is $8.3818.

$34,200/100 = 342 * $8.3818 (2016 residential tax rate) = $2,866.58 tax estimate 

Example #2: $180,000 commercial building has an assessed value of $57,600. 2016 commercial tax rate is $10.0218.

$57,600/100 = $576 * $10.0218 (2016 commercial tax rate) = $5,772.56 tax estimate

Example #3: $17,000 vehicle has an assessed value of $5,667. Personal property uses the residential tax rate of $8.3818.

$5,667/100 = $56.67 * $8.3818 (2016 residential tax rate) = $475.00 tax estimate

Commercial tax rates have a surcharge and are $1.64 higher than residential tax rates.  For example, the 2016 residential and commercial rates are:

2016 Residential Rate = $8.3818 per $100 assessed value
2016 Commercial Rate = $10.0218 per $100 assessed value
Note: Personal Property Tax Rate uses the Residential Rate

Tax rates change annually and are certified in October.

Link to 2016 Tax Rate .    

Note: You must use the ASSESSED Value to estimate taxes.  Do not use market value or appraised value.  Explanation of how to calculate the assessed value is shown below.

How to calculate Assessed Value:
Market Value x assessment rate = assessed value

Residential example:  $180,000 residence $180,000 x 0.19 (19%) = $34,200 assessed value

Commercial example: $180,000 commercial building $180,000 x 0.32 (32%) = $57,600 assessed value

Personal Property example: $17,000 vehicle $17,000 *.3333333 (33 and 1/3%)  = $5,667 assessed value 
(Can also divide by 3; it gives the same result)

Common Assessment Rates
Residential Real Estate = 19% (0.19)
Commercial Real Estate = 32% (0.32)

Personal Property = 33.33% (the assessor's office divides by three to equate to one-third)

Additional charges that can increase your property taxes

If you are in a location that has a Special Business District tax or a Community Improvement District charge, or both, the special charges/taxes are additional amounts which are added to the property tax bill. 

Residential properties of 6 or less units are charged a $28 Sewer  Lateral Repair Program fee which is added to the property tax bill.

Disclaimer: The information on this page is provided to assist taxpayers in estimating tax amounts. The assessor's office is not responsible for any actions of citizens utilizing this information. The official tax bill from the City of St. Louis is not affected by any tax estimates created from information on this page.

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