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Finance, Budget & Taxes  > Taxes >  Property Tax

Property Tax

The City of Lee’s Summit property tax levy helps fund essential City services and represents only one portion of a property owner’s total tax bill. This page explains how the City’s levy is calculated, how property values affect the rate, what the City does and does not control, and provides information for the current tax year.

2026 Tax Year

Understanding the City’s Property Tax Levy

Each year, the City of Lee’s Summit establishes a property tax levy based on the assessed value of property within the City and the requirements of Missouri law.

A tax levy is the property tax rate charged for every $100 of assessed value. The City’s levy represents only the City of Lee’s Summit portion of a property owner’s total tax bill. School districts, counties, fire protection districts, libraries, and other taxing jurisdictions establish their own rates separately.

Property tax revenue supports City services, including public safety, streets, parks, and other municipal operations.

How the City Tax Levy Is Determined

Property values are established by the county assessors. The City does not determine the market value or assessed value of individual properties.

Each year, the City receives assessed valuation information from Jackson and Cass counties and uses those values to calculate its allowable property tax levy under Missouri law.

The City’s property tax levy is divided among three purposes:

  • General Fund – supports day-to-day City services and operations.
  • Parks & Recreation – supports parks, recreation programs, and related services.
  • Debt Service – pays principal and interest on voter-approved general obligation bonds.

The City Council holds a public hearing before adopting the annual property tax levy.

What Would the City Tax Be on a Typical Home?

For illustration, with a levy of $1.3075, a home with a market value of $357,500 would be calculated as follows:

$357,500 market value
× 19% residential assessment rate
= $67,925 assessed value

 

$67,925 ÷ 100
× $1.3075 City levy
= approximately $888 per year

$74 per month
$2.43 per day

This example reflects the City of Lee’s Summit portion only and does not represent the property owner’s total tax bill.

 

The City Is Only One Part of Your Property Tax Bill

Property owners pay taxes to multiple taxing jurisdictions, each of which establishes its own levy.

For a typical Lee’s Summit property, the City represents approximately 17.7% of the total property tax bill, although the exact percentage varies depending on where the property is located.

Other taxing jurisdictions may include:

  • School districts
  • Jackson or Cass County
  • Fire protection districts
  • Libraries
  • Other special taxing districts

Changes to another jurisdiction’s tax levy are separate from the City of Lee’s Summit tax levy process.

How the Hancock Amendment Affects the Levy

Missouri's Hancock Amendment and related state law limit property tax revenue growth when property values increase.

Generally, the annual calculation begins with the amount of revenue previously allowed and considers changes in assessed valuation, inflation and other factors. The allowable growth adjustment is limited by state law, and increases in property values can result in a lower tax rate. New construction and certain other changes are treated separately in the calculation.

This means a change in the tax rate does not necessarily mean the City will collect the same percentage change in revenue.

For example, if total assessed value decreases, the calculated tax rate may increase in order to generate approximately the same amount of revenue from the existing tax base.

 

Resources

Jackson County Property Tax: Real Estate: Information about real-estate tax bills, payments, assessed value and levy calculations.

Jackson County Property Tax: Personal Property: Information about personal-property tax bills and payments.

Jackson County Agency Tax Levy Comparison: Compare levy rates for taxing jurisdictions in Jackson County.

Jackson County Real Estate Tax Levy Chart - 2025

Jackson County Personal Property Tax Levy Chart - 2025

Cass County Tax Levy Chart - 2025

Cass County Collector Taxpayer Portal: Tax-bill, payment, and Collector information for Cass County properties.

Cass County Property Tax FAQs: Information about tax receipts, tax waivers, payment deadlines and assessment questions.

Missouri State Tax Commission: State information about property assessments and appeals.

Frequently Asked Questions

The City's overall assessed valuation decreased for 2026. Because the property tax rate is calculated in relation to the value of the tax base, the rate can increase when assessed valuation decreases. A higher rate does not automatically mean the City is collecting the same percentage increase in property tax revenue.

No. Property values and assessed values are determined by the county assessor. The City establishes the City of Lee’s Summit property tax levy.

No. The City is one of several taxing jurisdictions included on a property tax bill. School districts, counties, fire protection districts, libraries and other districts establish their own rates.

Assessed value is the taxable value to which property tax rates are applied. For residential real estate in Missouri, assessed value is generally 19% of market value.

An individual tax bill depends on both the property's assessed value and the combined rates of all taxing jurisdictions that apply to that property. A change in either can affect the final bill.

Questions about the City of Lee’s Summit property tax levy may be directed to the City’s Finance Department.

Questions about property valuation or assessment should be directed to the appropriate county assessor.

Questions about an individual property tax bill or payment should be directed to the appropriate county collector.

Annual Timeline

 

January

Property values are established as of January 1. Real estate is reassessed in odd-numbered years, while personal property is assessed annually.

 

March

The City receives preliminary assessed valuation information from Jackson and Cass counties.

 

April

The City provides an early tax-rate estimate to the State of Missouri.

 

July

Jackson and Cass Counties provide updated assessed valuation information to the City.

 

September

Jackson and Cass Counties provide final assessed valuation information to the City, and the City calculates the proposed property tax levy. The City Council holds a public hearing before considering the levy.​​​​​​​

 

October

Final tax rates are provided to Jackson and Cass counties.​​​​​​​

 

November

The City’s tax rate is included as part of annual property tax bills issued by the counties.​​​​​​​