St. Louis conducts property assessments every year, with the official assessment date set for January 1

The City of St. Louis Assessor's Office values every property in the city once per year. That valuation becomes the basis for your property tax bill. The assessment date is always January 1, meaning the office looks at your property's condition and comparable sales as of that specific day. If you sell your house on January 2, that sale does not affect the current year's assessment — it will show up in the following year's valuation.

Assessments are mailed to property owners in late spring, typically May or June. The notice tells you what the assessor believes your property is worth. That value is then multiplied by the local tax rate to produce your tax bill. The entire process — from assessment to bill — takes several months, which is why you do not see changes reflected when ready when your home's market value shifts.

St. Louis is an independent city, separate from St. Louis County, so the assessment and tax process runs through city offices only. If your property is in the county instead, you work with the County Assessor's Office, which operates on a different schedule and uses different procedures.

Key Takeaways

  • Property assessments in St. Louis happen once per year with a January 1 assessment date, and notices are mailed in late spring.
  • You have 30 days from the mailing date of your assessment notice to file a formal objection with the Board of Equalization.
  • Tax adjustment requests and assessment appeals are two separate processes — one addresses your tax bill directly, the other challenges the assessed value itself.
  • The Assessor's Office uses recent sales of comparable homes to set values, so providing evidence of lower comparable sales is the strongest basis for an appeal.

How the assessment notice arrives and what it contains

When the Assessor's Office mails your assessment notice, it includes the assessed value of your land and the assessed value of your building separately. It also shows the total assessed value. This is not your tax bill — it is the number the city will use to calculate your tax bill once the tax rate is set by the Board of Aldermen later in the year.

The notice includes instructions for objecting. Read these carefully, because the important date to file an objection is 30 days from the mailing date. If you miss that window, you lose the right to challenge the assessment for that year. Some notices are mailed in early May; others go out in June. Check the date on your notice, not the calendar, to know when your 30-day window closes.

The notice also tells you how the assessor arrived at the value — usually by comparing your home to recent sales of similar properties in your neighborhood. If you believe that comparison is wrong, or if you have evidence that the assessor missed something about your property's condition, that evidence becomes the basis for your objection.

Filing an objection with the Board of Equalization

To challenge your assessment, you file a formal objection with the Board of Equalization, which is a separate body from the Assessor's Office. You can file online through the city's website, by mail, or in person at the Board of Equalization office. The online method is fastest and creates an when ready record with a timestamp.

Your objection should state the assessed value shown on your notice, the value you believe is correct, and your reason for the disagreement. If you are saying the assessor used the wrong comparable sales, list those sales and explain why they are more similar to your property. If you are saying the assessor missed a major defect — a roof that needs replacement, a foundation problem, a missing bathroom — describe it and provide photos or contractor estimates if you have them.

The Board of Equalization will schedule a hearing, usually several months after you file. You do not have to attend in person; you can submit your evidence in writing. However, attending the hearing gives you a chance to answer questions and clarify your position directly. The Board typically issues a decision within a few weeks of the hearing.

The difference between assessment appeals and tax adjustment requests

An assessment appeal challenges the value the assessor assigned to your property. A tax adjustment request is a separate process that asks the city to reduce your tax bill for reasons other than the assessed value — for example, if you are a senior citizen, a disabled veteran, or a low-income homeowner who qualifies for a tax abatement or exemption.

If you want to challenge the assessed value, you file with the Board of Equalization. If you want to request a tax reduction based on your personal circumstances or a special program, you file a different form with the Assessor's Office or the Comptroller's Office, depending on the program. Some people do both in the same year — they appeal the assessment and also request a tax adjustment — but these are two separate applications with different important date and different decision-makers.

Tax adjustment programs in St. Louis include the Homestead Property Tax Exemption (for primary residences), the Senior Citizen Assessment Freeze, and the Disabled Veterans Exemption. Each has its own income limits, age requirements, or service requirements. The Assessor's Office website lists the current programs and the forms you need.

What happens if the Board of Equalization denies your appeal

If the Board of Equalization upholds the assessment and you disagree with that decision, you have one more option: you can file a lawsuit in St. Louis Circuit Court. This is expensive and time-consuming, and courts rarely overturn the Board's decision unless you can show the Board made a clear legal error or ignored evidence you presented. Most homeowners do not pursue this route.

If your appeal is denied, your assessed value stays the same for the current year. You can file a new objection the following year if the assessment changes again or if you have new evidence. The assessment process repeats every January 1, so you get a fresh opportunity annually.

Timeline for assessment, appeal, and tax bill

Understanding the calendar helps you plan. Assessment notices mail in May or June. You have 30 days to file an objection. The Board of Equalization schedules hearings over the summer and early fall. Decisions come out by late fall. Meanwhile, the Board of Aldermen sets the tax rate in the fall, and tax bills are mailed in December or January for payment by the following spring.

If you file an appeal after the tax rate is set, your appeal does not affect the current year's bill. It affects next year's assessment and bill. This is why timing matters: if you file early in the 30-day window, the Board has more time to process your case before the tax rate is finalized. If you file near the important date, your appeal may not be decided until after the current year's tax bill is already mailed.

How to find comparable sales and build your appeal case

The strongest objections include evidence. The Assessor's Office uses comparable sales — homes similar to yours that sold recently in your area — to set value. You can find these sales through public records. The St. Louis Assessor's website has a search tool where you can look up any property's assessed value and see what comparable sales the assessor used.

Real estate websites like Zillow and Redfin also show recent sales in your neighborhood. If you find homes that are truly comparable — same square footage, similar age, similar condition, same neighborhood — and they sold for less than your assessed value, that is evidence worth including in your objection. Bring the sale price, the sale date, and a brief description of why each comparable is similar to your home.

If you had recent work done on your home — a new roof, new HVAC, foundation repair — and you have receipts or contractor invoices, include those too. The assessor may not have known about the work, or may have underestimated its cost. Conversely, if your home has a major defect that reduces value, get an estimate from a contractor and include that in your objection.

Frequently Asked Questions

Can I appeal my assessment if I just bought my house?

Yes, but the assessment is based on the property's condition on January 1, not on the purchase price. If you bought after January 1, the current year's assessment was set before you owned it. You can still appeal if you believe the assessed value is wrong, but you cannot use your purchase price as evidence — the assessor will use comparable sales instead.

What if I disagree with the Board of Equalization's decision?

You can file a lawsuit in St. Louis Circuit Court, but this is expensive and rarely successful. Courts defer to the Board's judgment unless you can show a clear legal error. Most people accept the Board's decision and file a new objection the following year if the assessment changes again.

Do I have to go to the Board of Equalization hearing in person?

No. You can submit your evidence in writing and let the Board decide based on the documents. However, attending allows you to answer questions and make your case directly, which some people find helpful. Check the Board's notice to see whether hearings are held in person, by phone, or by video.

How long does it take to get a decision on my appeal?

The Board typically issues decisions within a few weeks of your hearing, though the hearing itself may not happen until several months after you file. The entire process from filing to decision usually takes four to six months, depending on how busy the Board is that year.

If my appeal is successful, does it reduce my current year's tax bill?

Not usually. If the Board lowers your assessed value after the tax rate is already set, the reduction typically applies to next year's bill. If your appeal is decided before the tax rate is finalized, it may affect the current year, but this is rare. Ask the Board when your decision will take effect.