Missouri Mortgage Calculator
Missouri taxes homes at just 19% of value, and a 2023 law now lets counties freeze seniors’ bills for good — pick your county below to see your real payment.
Loan & Property Details
Auto-fills from the county selected above; edit if you know your exact city + school district combined levy.
Your Estimated Monthly Payment
Choose a county and enter your details to see a plain-language read on your payment.
What If You Paid Extra Toward Principal?
Slide to test an extra monthly payment and see how many years and how much interest it saves.
What If Your Rate Changes?
Your 5-Year Equity Snapshot
Good to Know: Missouri Charges No Real Estate Transfer Tax
This is one closing cost you genuinely won’t see in Missouri, buyer or seller.
| State real estate transfer tax | None |
| County or municipal transfer tax | None — local transfer taxes have been struck down as unconstitutional without a public vote |
| What you’ll still see on the settlement statement | Standard title insurance, recording, and closing fees only |
| Comparable cost in a state with a transfer tax | Often 0.1%–4%+ of sale price elsewhere in this calculator series |
Missouri Assesses at 19% — One of the Lowest Ratios in This Series
Missouri’s constitution sets four separate assessment ratios by property type: residential real estate at 19% of true market value, agricultural land at 12% of its use value, commercial property at 32%, and personal property like vehicles at 33⅓%. That 19% residential ratio is genuinely favorable, and it’s a big reason Missouri’s statewide effective property tax rate lands modestly below the national average even though the combined local levies applied on top can look substantial in isolation. There’s no statewide property tax rate at all; each of Missouri’s 114 counties, plus the independent City of St. Louis, sets its own combined rate through overlapping county, municipal, school, and special district levies.
Why St. Louis City stands alone, and how the four biggest markets compare
St. Louis City is genuinely not part of any county, a status it’s held since voters separated the city from St. Louis County back in 1876, similar to a handful of other American cities like Baltimore that operate as their own independent jurisdiction. It runs its own assessor, its own rate, and its own reassessment cycle, entirely apart from the county that surrounds it. St. Louis County itself, encircling the city, runs a comparably high effective rate on generally higher home values. Jackson County, home to Kansas City, has run into real trouble in recent years: a 2023 countywide reassessment triggered a class-action lawsuit and a state audit after regulators found the county had failed to properly notify a substantial number of owners and applied comparable-sales methodology inconsistently, leading the State Tax Commission to order a partial rollback of the increases while the matter works through further review. St. Charles County, a fast-growing exurb west of St. Louis, runs the lowest effective rate of the four on some of the highest home values. Switching counties above resets both price and rate defaults to match.
| Home market value | $180,000 |
| Missouri residential assessment ratio | 19% |
| Assessed value | $34,200 |
| Illustrative combined levy | ≈ $6.32 per $100 of assessed value |
| Illustrative annual tax | $34,200 × 6.32% ≈ $2,161* |
*Illustrative levy-rate math shown for context. The live calculator above applies each county’s commonly reported effective rate directly to price, which is the more reliable way to estimate a real bill without needing your specific district’s levy.
The senior freeze that’s spreading county by county
Senate Bill 190, signed in 2023 and expanded in 2024 and 2025, lets any Missouri county, and the independent City of St. Louis, adopt a program freezing a qualifying senior’s property tax bill at the level owed in the year they first apply, so long as they remain 62 or older, own the home, and live in it as their primary residence. Most of the state’s largest counties, including St. Louis City, St. Louis County, Jackson, Clay, and Greene, have adopted it, but plenty of Missouri’s 114 counties have not, so eligibility genuinely depends on where you buy. It’s important to understand what it actually does: it freezes the dollar amount owed from that base year forward, protecting against future increases, but it doesn’t lower a brand-new buyer’s very first bill, since there’s no earlier, lower base year to freeze against yet.
The Missouri Property Tax Credit: a separate program that helps your bill right now
Distinct from the SB 190 freeze, Missouri’s Senior and Disabled Property Tax Credit, commonly called the Circuit Breaker, provides up to $750 for qualifying homeowners 65 and older or disabled, with household income limits around $27,500 for single filers and $29,500 for married couples. It’s claimed on your Missouri income tax return and, unlike the freeze, it genuinely offsets your bill in the current year regardless of how long you’ve owned the home. The toggle above models this credit directly.
Common Mistakes Missouri Buyers Make With the Numbers
- Confusing St. Louis City and St. Louis County. They’re entirely separate jurisdictions with different rates, different assessors, and different reassessment cycles.
- Assuming SB 190 lowers a first-year bill. It freezes the dollar amount from the year you first qualify forward; it isn’t a discount on the initial purchase-year bill.
- Not checking whether the target county has adopted the senior freeze. It’s a county-by-county opt-in program, not automatic statewide.
- Overlooking the ongoing Jackson County reassessment dispute. Buyers there should ask directly about the current status of any rollback or pending adjustment on a specific property.
- Applying a raw levy rate to full market value. Missouri’s 19% assessment ratio means the real bill is a fraction of what that naive math suggests.
Tips for Lowering Your Missouri Mortgage Payment
- If a borrower on title is 65 or older or disabled and income-qualifies, file for the Missouri Property Tax Credit (Circuit Breaker) every year on your state income tax return.
- If a senior on title plans to stay long-term, check whether your target county has adopted the SB 190 freeze and apply as soon as eligible; the earlier you lock in a base year, the more it protects over time.
- If you’re buying in Jackson County, ask directly about the property’s current assessed value status given the ongoing reassessment dispute.
- Compare effective rates across county lines, not just home prices, especially between St. Louis City/County and St. Charles.
- Use the extra-payment scenario above; even a modest additional principal payment compounds meaningfully over a 30-year Missouri loan.
Frequently Asked Questions
How is property tax calculated in Missouri?
Residential property is assessed at 19% of true market value under the Missouri Constitution, and the local combined county, municipal, school, and special district levy is then applied to that assessed value.
Is St. Louis City part of St. Louis County?
No, St. Louis City has been an independent jurisdiction, separate from St. Louis County, since 1876, with its own assessor, tax rate, and reassessment cycle.
What is Missouri’s SB 190 senior property tax freeze?
A 2023 law, expanded in 2024 and 2025, letting counties that opt in freeze a qualifying senior’s property tax bill at the level owed in the year they first apply, protecting against future increases rather than lowering the current bill.
Does every Missouri county offer the senior tax freeze?
No, it’s a county-by-county opt-in program. Most of the state’s largest counties have adopted it, but many smaller counties have not; check directly with your target county.
What is the Missouri Property Tax Credit (Circuit Breaker)?
A credit of up to $750 for qualifying homeowners 65 or older or disabled, with income limits around $27,500 single or $29,500 married, claimed on the state income tax return.
What happened with Jackson County’s property reassessment?
A 2023 countywide reassessment led to a lawsuit and state audit after due-process issues were found, prompting the State Tax Commission to order a partial rollback while the matter is further reviewed.
Does Missouri have a real estate transfer tax?
No, Missouri charges no state or local real estate transfer tax.
Which Missouri county has the lowest property tax rate?
Among the state’s larger counties, St. Charles generally runs a lower effective rate than St. Louis City, St. Louis County, or Jackson County.
What down payment do I need to buy a home in Missouri?
Conventional loans often start around 5% down, FHA loans typically require 3.5%, and VA loans can allow 0% down for eligible veterans.
Does this calculator include closing costs?
No, this tool estimates the ongoing monthly payment only. Missouri closing costs typically add a modest percentage of the purchase price, without any transfer tax.
References
- Missouri State Tax Commission, assessment ratio and appeal guidance – stc.mo.gov
- St. Louis City, St. Louis County, Jackson County, and St. Charles County Assessor offices, current combined levy rates – jurisdiction government sites
- Missouri Constitution, Article X § 4 (assessment ratios); Senate Bill 190 (2023, senior tax freeze); Mo. Rev. Stat. § 135.010–135.035 (Property Tax Credit)
- Freddie Mac Primary Mortgage Market Survey, weekly national rate averages – freddiemac.com/pmms
Related DexoCalc Tools
This Missouri mortgage calculator is part of the Mortgage Calculators cluster I am building out on DexoCalc. Start with the national Mortgage Calculator to compare Missouri against any other state, see another state with an independent city outside any county in the Maryland Mortgage Calculator, compare a very different senior-freeze mechanic in the Michigan Mortgage Calculator, or check a state at the opposite tax extreme in the New Jersey Mortgage Calculator. Browse every state-specific tool as new ones publish on the full Mortgage Calculators hub.
This calculator provides estimates for educational purposes only and is not a loan offer, pre-approval, or substitute for advice from a licensed Missouri mortgage professional or tax advisor. Property tax, credit, and freeze-eligibility figures are approximations that vary by county and individual circumstances; confirm exact figures with your county assessor. Sources: Missouri State Tax Commission, county assessor offices, Freddie Mac.