Cass County
Cass County, Nebraska
145 N. 4th St.
Plattsmouth, Nebraska 68048
Tel: 402-296-9310
Fax: 402-296-9319
County Website: Cass county
Assessor Website: Cass county assessor
Cass County Property Assessment Adjustment Instructions
- Property Valuation Form: https://www.cassne.org/2021-property-valuation-protest-form-422
- Visit Assessor's page for general information and property search: https://www.cassne.org/county-assessor
- Obtain the assessed valuation of your property.
- Determine the fair market value for your property.
- Discuss the assessment with your assessor.
- Determine the basis for your formal appeal.
- File a written appeal with your Board of Review.
- Present evidence of unfair assessment to the Board of Review at the hearing.
- Appeal the Board of Review's decision to the State Property Tax Appeal Board (in writing) in the event of an unsatisfactory decision by the Board of Review.
URLs
- https://www.cassne.org/2021-property-valuation-protest-form-422
- https://www.cassne.org/county-assessor
Here's how to lower your property taxes in Cass county
Contact the county assessor
Contact the Cass county tax assessor's office and ask for a review of the property's value. Visit the Cass county assessor's website to find the phone number to call. If the assessor determines that your property is worth less than the value on which your taxes are based, your property taxes may be lowered.
Tax exemptions
Start by finding what your tax bill is. Typically you will find your tax bill information on your mortgage statement. Look for tax exemptions or credits that you may be eligible for. Many states and localities offer exemptions or credits for homeowners who meet certain criteria, information such as being over a certain age or having a low income. Cass county may have these types of exemptions available for homeowners. These exemptions and credits can lower the property tax you owe.
Appeal tax assessment
Appeal the property tax assessment. If you believe that your property's value has been overestimated, you can typically appeal the assessment to your Cass county tax assessor's office. This is part of the services that your assessor's office provides. You will need to provide evidence to support your claim, such as a recent appraisal or sales data for comparable properties and homes in your area. Usually, you will meet with the Board of Equalization. If your appeal is successful, your property taxes may be lowered.
Challenge the tax rate
Consider challenging the tax rate. In some cases, the amount of property taxes you owe is not based on the value of your property, but on the tax rate set by your local government. If you believe that the tax rate is too high, you can contact your Cass county government and ask them to consider reducing it.
Property Tax Rules
Stay up-to-date on your property's value and property tax rules. For the purpose of lowering your Cass county property tax, property value is the assessed property value and not the market property value. Assessed property value is used for taxation purposes while market property value is what a buyer and seller would likely agree on. Typically the assessed value is lower than the market value. Your property's value can change over time due to a variety of factors, such as changes in the local real estate market or improvements you make to your property. To ensure that your property taxes are accurate and fair, it is important to stay informed about your property's value and contact Cass county local tax assessor's office if you believe there has been a significant change.
Keep in mind that property tax laws and regulations can vary, so it is important to consult with your Cass county Nebraska tax assessor's office for specific information about how to reduce your property taxes.
About Cass County
Homes in Cass county have a median home value of $193,523.
Cass county home values are ranked 3 out of 93 counties in the state of Nebraska for median home price. The average median home value in Nebraska is $114,681. Richardson county has the lowest median price at $69,628. Sarpy county has the highest median price at $211,209.
Compared to the rest of the United States, Cass county homes have a median home value that is above the national median value of $130,626 by ~48%.
The median household income in Cass county is $73,683.
Compared to the state of Nebraska and the United States, Cass county's median household income is higher than the state of Nebraska's average median household income of $55,716 and the United States average median household income of $54,172.
Cass county's population has grown from 21,318 in 1990 to 26,598 in 2020, an increase of 25% over that time frame.
For comparison, the state of Nebraska's population has grown from 1,578,417 in 1990 to 1,961,504 in 2020, an increase of 24% over that time frame.
In the United States, the population has grown from 248,790,925 in 1990 to 331,449,281 in 2020, an increase of 33% over that time frame.
Cass county's population change from 1990 to 2020 is greater than the population change for Nebraska and less than the population change for United States.
Cass County Nebraska Cities
Alvo, Avoca, Cedar Creek, Eagle, Elmwood, Greenwood, Louisville, Manley, Murdock, Murray, Nehawka, Plattsmouth, South Bend, Union, Weeping Water
Cass County Nebraska Zipcodes
68016 / 68037 / 68048 / 68058 / 68304 / 68307 / 68347 / 68349 / 68366 / 68403 / 68407 / 68409 / 68413 / 68455 / 68463 /
Nebraska Counties
Adams / Antelope / Arthur / Banner / Blaine / Boone / Box Butte / Boyd / Brown / Buffalo / Burt / Butler / Cass / Cedar / Chase / Cherry / Cheyenne / Clay / Colfax / Cuming / Custer / Dakota / Dawes / Dawson / Deuel / Dixon / Dodge / Douglas / Dundy / Fillmore / Franklin / Frontier / Furnas / Gage / Garden / Garfield / Gosper / Grant / Greeley / Hall / Hamilton / Harlan / Hayes / Hitchcock / Holt / Hooker / Howard / Jefferson / Johnson / Kearney / Keith / Keya Paha / Kimball / Knox / Lancaster / Lincoln / Logan / Loup / Madison / McPherson / Merrick / Morrill / Nance / Nemaha / Nuckolls / Otoe / Pawnee / Perkins / Phelps / Pierce / Platte / Polk / Red Willow / Richardson / Rock / Saline / Sarpy / Saunders / Scotts Bluff / Seward / Sheridan / Sherman / Sioux / Stanton / Thayer / Thomas / Thurston / Valley / Washington / Wayne / Webster / Wheeler / York
States
Alabama / Alaska / Arizona / Arkansas / California / Colorado / Connecticut / Delaware / Florida / Georgia / Hawaii / Idaho / Illinois / Indiana / Iowa / Kansas / Kentucky / Louisiana / Maine / Maryland / Massachusetts / Michigan / Minnesota / Mississippi / Missouri / Montana / Nebraska / Nevada / New Hampshire / New Jersey / New Mexico / New York / North Carolina / North Dakota / Ohio / Oklahoma / Oregon / Pennsylvania / Rhode Island / South Carolina / South Dakota / Tennessee / Texas / Utah / Vermont / Virginia / Washington / West Virginia / Wisconsin / Wyoming