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Department of Revenue
Frequently Asked Questions
Assessments
Why does Saint Louis County reassess real estate property every two years?
If the real estate market reflects the value of my house, can I expect assessments to go down in 2010?
How did Saint Louis County determine the estimate of value for my house?
Why does my Change of Assessment Notice not show any "comps"?
Why are foreclosed properties and some others excluded from the "comps"?
What happens in areas with a high foreclosure rate?
How about properties settling an estate?
How may I review Saint Louis County's record of my house or of another house in Saint Louis County?
Does "Improvements" on my Property Record mean that I made improvements to my house?
How can I appeal the assessed value of my real estate property?
Can I appeal in a non-reassessment year, too?
What is the timeline for the 2010 appeal process?
How should I prepare for my appeal?
Will my taxes increase/decrease because of raised/lowered assessments?
The value of my property went down, but my taxes stayed the same or went up. Why?
What is the "Notice of Projected Tax Liability"?
What is the Missouri Property Tax Credit Claim (aka "Circuit Breaker")?
What is the Homestead Preservation Act?
Taxes
Can I appeal my tax amount?
What are personal property taxes?
How can I pay my personal property or real property taxes?
I moved to the State of Missouri in the middle of the year. Will I owe personal property or real estate taxes?
Can I make partial payments of my taxes?
How can I get a personal property tax receipt?
How can I get a duplicate personal property tax receipt?
How can I get a real estate tax history statement?
Taxes - Paying Online
What online payment methods are accepted?
What information will I need in order to pay my taxes online?
What will St. Louis County do with my personal and account information?
Will there be an immediate deduction from my bank account?
Will I get a paid receipt?
Is it safe to pay my taxes on the Internet?
What is Secure Socket Layer (SSL)?
Recording of Deeds and Other Documents
What is the function of the Recorder of Deeds?
Should I submit the original document or a photocopy?
What is the fee for recording a document?
How do I change or add a name on a deed?
How do I remove the name of a deceased owner from a deed?
Why won't employees of the Office of Recorder of Deeds complete the legal forms for me?
How can I obtain an official copy of the deed to my property?
How do I find out if there is a lien on my property?
Marriage Licenses
Do we need a marriage license?
How do we apply for a marriage license?
What information is required to apply for a marriage license?
How much does a marriage license cost?
How soon may we be married after we apply for a marriage license?
How do we arrange a civil marriage ceremony?
How does the bride change her name after the marriage ceremony?
What is the process to obtain a certified copy of a marriage license?
Assessments
Missouri law requires all real property to be reassessed every two years in the odd years, like 2007, 2009 and 2011. The Assessor must establish the fair market value of property as of January 1 of the reassessment year. For more information see Missouri Revised Statutes
No, because 2010 is a non-reassessment year. By law, the Assessor cannot make changes during a non-reassessment year, except for changes based on building permits and new construction.
The Assessor uses the "sales comparison approach" to establish the fair market value for most residential real estate. Fair market value is defined as “the most probable price your home would sell for after a reasonable exposure in a competitive market to a ready, willing and able buyer with both buyer and seller each acting prudently, knowledgeably and for self interest and not under duress”. In other words, what your house would sell for in the open marketplace. Houses that have recently sold and are comparable to your house were selected based on their location and physical characteristics. These are the houses listed as the “comps” on your Change of Assessment Notice. The actual selling prices of these properties were adjusted to account for differences in characteristics, such as square footage, number of garages, condition, etc.
If your house is a unique property or a property for which good comparable sales do not exist, the Assessor may not use the sales comparison approach. For such residential properties, the cost approach will most likely be used to determine the fair market value. In using this approach, cost figures, depreciation and land value are utilized instead of comparable sales.
Many foreclosed properties are not maintained and are quite often damaged or vandalized. As a result they are not representative of properties in that neighborhood. It would not be fair to compare a properly maintained home to the average foreclosed house.
The Assessor analyzes both, the property and surrounding neighborhood, including the effect of high rates of foreclosure. The Assessor’s staff considers the impact of high foreclosure rates when arriving at a fair market value for properties in these areas.
Properties sold in settling an estate may or may not meet the definition of fair market value. For example, properties that are recorded as sold for $1 just to meet the legal requirement to transfer the property are not considered a fair market value sale because the property is severely undervalued. Or conversely, property that has been grossly inflated to minimize future capital gains tax liability for the inheriting party is also not considered a fair market value sale because it artificially increases that property’s value. These kinds of properties are set aside and reviewed individually to determine whether their recorded sale price is in line with the sale price of similar property in that neighborhood.
You can view the Assessor’s record for any property in the county by going to Real Estate Information and search by locator number, name or address to find the specific property record. Information available on the record includes: ownership, legal data, sales history, dwelling information and a property sketch (when available).
Not necessarily. For most homeowners, "improvements" include the house, any attached or separate garage, porch, wood deck, patio, barn, some sheds, etc. The value listed for "improvements" is the estimated combined value of all these structures, including the house, as opposed to the value of the land itself. Any land that has a home or other structures built on it will always have a value listed for improvements. However, this does not suggest that any additions or changes have recently been made to your property.
Informal Conferences: The Informal Conferences are held in reassessment years as a courtesy of St. Louis County and are not mandated by law. You do not have to have an Informal Conference before filing an appeal to the Board of Equalization. Informal conferences provide an opportunity for single family residential property owners to review and correct information the Assessor has on their property record. You will be able to discuss the Assessor’s opinion of value of your property, just like at the formal BOE hearing. You can provide information that supports your opinion of your property’s value. Any supporting evidence or documentation must clearly represent current conditions. The back of your Change of Assessment Notice lists a contact phone number to call for making an appointment for an informal conference with the Assessor’s staff.
Board of Equalization (BOE): The deadline for filing an appeal to the BOE is the second Monday in July (July 12, 2010). This date is set by Missouri state law; Saint Louis County has no authority to extend it. Along with your appeal form, you should provide documentation to support your opinion of value. You do not have to be present for your hearing; the Board will consider all evidence submitted with your appeal. If you indicate that you prefer to attend a hearing, the Board will notify you of the date and time scheduled for you. The BOE is located in the Lawrence K. Roos County Government Building, 41 South Central Ave., 2nd floor, Clayton, MO 63105. You can contact the Board at (314) 615-7195 from 8 a.m. to 5 p.m., Monday through Friday. Appeal forms are available online, at the BOE office in Clayton as well as all three St. Louis County satellite offices starting on May 1, 2010. For further information see Property Value Appeals
State Tax Commission (STC): If you disagree with the decision of the Board of Equalization, you may file an appeal to the State Tax Commission. Appeals must be filed within 30 days of the Board of Equalization’s decision or by September 30, whichever is later. The STC hearings are held in Saint Louis County. For more information about filing an appeal see Missouri State Tax Commission.
Please remember that the economic conditions of January 1 of the reassessment year apply to all appeals.
Yes, you can file an appeal to the Board of Equalization. However, since reassessment happens every two years, the economic conditions of January 1 of the reassessment year apply to all appeals. That means, even if the real estate market went down after January 1 of the reassessment year, it may not have an impact on the value of your property.
The deadline to appeal is established by Missouri State Statutes, and is the second Monday in July. Appeal forms are available online, at the BOE office in Clayton as well as all three St. Louis County satellite offices in May 2010. For further information see Property Value Appeals.
You should bring any evidence that supports your opinion of value. Documents might include a recent appraisal, sale contract, closing statement, photos, estimates for repairs, a statement of construction costs (if recently built), or comparable sales (if recently sold). Information regarding the selling prices of comparable property in your area is available online at the Saint Louis County Government Website at Real Estate Information.
If your property value does not change and your tax rates do not change, then your taxes will remain the same. However, if either your property value or your tax rates change, the amount of taxes you will pay will change.
The amount of taxes you pay is made up of two components: the assessed value of your property and the tax rates set by your individual taxing authorities, such as school and fire districts. The Assessor is required by law to establish the fair market value of property as of January 1 of the reassessment year, which is every other year in the odd year (such as 2009 and 2011). Taxing authorities set their own rates according to their budgetary needs and voter approval. If property values in their district go down, then taxing authorities may choose to roll up their rates to make up for the loss in value. The Assessor has no control over their rates.
This is an estimate of what your property taxes may be.
The Missouri Property Tax Credit Claim (MO-PTC) is a state program that provides a partial refund of your paid real property taxes, or if you are a tenant in a rental property, a partial refund of rent paid. Qualification for the program is based on your age and your income. The application for the MO-PTC is usually filed with the annual income tax return, but may be filed for up to three years from the due date (April 15). Residents of Saint Louis County with 100 percent disability may also qualify. For further information, contact the Missouri Department of Revenue at (573)751-3505 or (314)877-0177. The County Older Residents Program (CORP) can assist with questions or filing for the claim: (314)615-4516. Information is also available at Missouri Property Tax Credit.
This state program is no longer available. The Homestead Preservation Credit (HPC) Program was not extended during the 2010 legislative session and will sunset (expire) on August 28, 2010.
Taxes
No, you cannot appeal your tax amount. Your tax amount is determined by the tax rates set by various taxing authorities such as school districts, fire districts, sewer authority and cultural districts. But, you can appeal the Assessor’s estimate of value for your property. The formal appeal process consists of filing an appeal to the Saint Louis County Board of Equalization and an appeal to the State Tax Commission. An appeal to the Board of Equalization must precede an appeal to the State Tax Commission. As a courtesy to single family residential property owners, St. Louis County also offers informal conferences during reassessment years, where these property owners can discuss the estimate of value with the Assessor’s staff. For more information on appeals see Property Values Appeals.
Personal property taxes are based on where you reside and what property you own on January 1 of each taxing year. This includes vehicles, trailers, boats and motors, etc. for individuals, as well as office furniture, tools and equipment for businesses.
The St. Louis County Department of Revenue accepts tax payments via online payments, by mail, in person, and by telephone.
Online
For your convenience, the St. Louis County Revenue Department accepts tax payments online by either a checking, savings or credit card account. Credit card payments are processed through a third party provider and may be subject to a convenience fee.
To pay taxes online visit: Pay Your Taxes Online
Mail
Mail check or money order for tax payments to: Collector of Revenue, 41 S Central Ave, St Louis MO 63105.
In Person
You can pay your tax amount in person at the Collections office in Clayton. The Clayton office accepts payments by cash, check or money order.
You can also pay your taxes at one of the St. Louis County's satellite offices. All satellite offices accept payments by check or money order. Only the North County satellite office can accept cash payments. Cash payments are not accepted at the South and West County satellite offices.
By Phone
Credit card payments can also be made by telephone by calling 1-877-309-9306. Credit card payments are processed through a third party provider and may be subject to a convenience fee.
Personal Property
If you purchase a vehicle or move to Saint Louis County after January first, you will not be taxed on the vehicle until next year. A tax waiver is issued to new residents of the State of Missouri, or to people who are buying their first vehicle. In order to apply for a tax waiver, you must present proof of ownership such as a title, title application or a title registration from for the Missouri Department of Revenue (pink slip). Tax waivers for businesses may be obtained only at the Saint Louis County Collector of Revenue's Office in Clayton. Tax waivers for individuals and leased vehicles may be obtained at the Saint Louis County Collector of Revenue's Office or at any of the Saint Louis County Government satellite offices.
Real Estate Property
At the time real estate is purchased, the taxes due are negotiated between the buyer and the seller. Usually the amount is prorated for the number of months each person owns the property.
There is no provision in Missouri law to allow for partial payments of delinquent taxes. However, you can apply to "prepay" next year’s taxes on a quarterly basis.
When you pay your taxes, the Collector's office will send you a tax receipt by mail.
Duplicate personal property tax receipts are available either by mail, online, at the Saint Louis County Collector of Revenue's Office in Clayton or at any of the Saint Louis County Government satellite offices.
The charge for a duplicate receipt by mail or at the Collector's office is $1.00. If you need a duplicate tax receipt mailed to you, send in your request along with a check or money order for $1.00 and another receipt will be mailed to you. Be sure to include your name, address, account number (if known) and a daytime phone number, in case we have questions.
You can also get a tax receipt online at the St. Louis County's website for every year in which taxes are paid. Online receipts are free of charge. Like the duplicate tax receipts by mail or from the Collector's office, the online tax receipt can be used at the Missouri Department of Revenue license offices when licensing your vehicle. To get a tax receipt online go to http://revenue.stlouisco.com/Collection/ppInfo/. Find your account in the lower right frame and click on the account number. In the top frame your account information will be shown for the current tax year. If your taxes have been paid then there will be a print tax receipt link at the top of the page. Click on the link and a popup window will appear showing your tax receipt, which can then be printed. To change tax years select another year in the tax year drop down button shown on the main page.
Owners of real estate in Saint Louis County can now retrieve up to ten years of tax history information online from their computer. This feature will be most useful for people who need to get something in writing while preparing income tax, to those whose taxes are paid by a mortgage company, or to property owners simply wanting to compare their tax amounts over the years.
To get a tax history statement online go to http://revenue.stlouisco.com/ias/. Find your account in the lower right frame and click on the locator number. In the left margin click on the tax history link. When the tax history page shows click on the print tax history statement link at the top of the page. A popup window will appear showing your tax history statement, which can then be printed.
Taxes - Paying Online
You may pay your taxes online with a checking, savings or credit card account. Credit cards that are accepted are Visa, MasterCard, American Express and Discover. A convenience fee may apply to online payments.
If you are paying with a checking or savings account you will need your address, contact, identification and bank account information. The contact information includes your email address and phone number. The identification information will be, in most cases, your driver's license number. Your bank account information includes your account number and your bank's routing number.
If you are paying with a credit card account you will need your address, contact and account information. The contact information includes your phone number and the account information includes the credit card number and the expiration date.
For more information see Online Tax Payment Help.
When paying your taxes online, none of your personal or account information is saved or recorded by any person employed by St. Louis County or in any database maintained by St. Louis County. Personal information includes your email address, phone number and identification information such as your driver’s license number or social security number. Account information includes your bank or credit card account information.
This electronic transfer functions very similarly to clearing a check. St. Louis County will notify its bank of your authorization for electronic payment of taxes as soon as we can. They, in turn, will notify your bank of the transaction. However, the impact of weekends, holidays or other factors could delay the actual debit appearing on your account for up to 72 hours, just as some checks take more time to clear. In general, an electronic debit should be faster than ordinary check processing. Therefore, it is all the more important that sufficient funds be in your account when you authorize the transfer. Remember, fraudulently authorizing an electronic debit is every bit as serious as writing a bad check. It could result in criminal charges.
When paying taxes online, you will get a "confirmation page" which you should print and retain for your records. The State license office will NOT accept this confirmation page as a paid receipt to license vehicles. A paid tax receipt will be mailed to the address on record within ten days of making a payment. It may take up to five business days for your payment to be posted when paying online. If you require a faster turnaround time, we recommend that you pay in person at one of our offices.
Everyone has his or her own individual concept of safety and e-commerce. Some people choose not to participate in Internet transactions. Others are completely comfortable ordering and paying online, especially with organizations they know and trust. To ensure that your personal and bank account information is passed through a secure channel our web server uses a Secured Socket Layer (SSL) certificate, which is a very powerful encryption technology. St. Louis County values your financial safety and your privacy.
SSL technology has become an industry standard for sending encrypted information securely across the Internet. It uses a powerful 128-bit encryption, which is the strongest encryption available. A web server with a SSL certificate has an URL address starting with https. When you first request a web page secured by SSL your browser and the web server establish secret keys used for the encryption/decryption process. Only your browser and the web server know the secret keys so that no one else can view your information by scanning the data packets as they travel across the Internet.
Recording of Deeds and Other Documents
The Office of Recorder of Deeds records and files instruments of writing
affecting real property or personal property, military discharge documents and
other instruments of writing.
The original notarized document must be presented to the Recorder of Deeds. The
original notarized document will be returned to you within three weeks of the
recording date. Documents may be filed in-person or by mail:
Recorder of Deeds
41 South Central Avenue
Clayton, MO 63105-1799
Please include a self-addressed stamped envelope.
The Recorder of Deeds Division is located on the fourth floor of the Lawrence
K. Roos County Government Building.
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The recording fee for a single page document is $24. The fee for each
additional page is $3. A $25 non-standard fee will be added if the document
does not meet the Missouri standard formatting requirements.
Although stationery and office supply companies sell legal forms and reference
books, it is highly recommended that an attorney licensed in Missouri be
consulted for the completion of any legal form.
The Office of Recorder of Deeds receives many inquiries from surviving spouses
and other interested parties about removing the name of a deceased owner from a
deed. Many factors should be considered prior to removing the name of a
deceased owner, including: Trusts, future interests, taxes, etc. Although
stationery and office supply companies sell legal forms and reference books, it
is highly recommended that an attorney licensed in Missouri be consulted for
the completion of any legal form.
The staff may check the document for the minimum statutory requirements for
recording, however, the staff may not verify that the documents
fulfills the intentions of the party filing the document.
The staff of the Office of Recorder of Deeds may not provide
legal advice.
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May not provide title searches.
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May not complete or type deeds.
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May not provide notary public services.
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May not supply blank legal forms.
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May not render a determination on ownership of a property.
You may obtain an official copy by visiting the Recorder of Deeds office or by
mail. To obtain a copy by mail complete the
Deed Copy Order Form  .
The Recorder of Deeds Division maintains records of liens that may be recorded
against property. Lien research can be done in person at the Office of the
Recorder of Deeds. For address and contact information click here. The Recorder now offers remote access to real estate records. More information see Deed Search Remote Access Solutions.
Marriage Licenses
In order to be legally married in the State of Missouri, a marriage license
must be obtained prior to the ceremony. The marriage license is valid in any
county in Missouri and is valid ONLY in Missouri.
The bride and groom must appear in person (at the same time) at the Recorders
of Deeds Office in Clayton. The marriage license section is open from 8 a.m. to
5 p.m. on Monday, Wednesday and Friday; and from 8 a.m. to 6 p.m. on Tuesday
and Thursday.
| Marriage License Address: |
Recorder of Deeds
41 South Central Avenue
Clayton, MO 63105-1799 |
| The marriage license section is located on the fourth floor of the
Lawrence K. Roos County Government Building.
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Both parties must be at least 18 years of age. Each applicant must present some
form of government issued (federal or state) identification (e.g. valid
driver's license, a state identification card, a passport, etc.). Also, each
applicant must provide proof of a valid social security number if the
government issued identification does not contain a social security number. If
an applicant does not have a social security number, a statement must be signed
stating that fact. Blood tests are NOT required to apply for a marriage
license.
The fee for a marriage license application is $45. Payment is accepted in CASH
ONLY. The fee is non-refundable. A keepsake certificate of marriage may
be purchased for an additional $1.
Couples may apply and obtain their Marriage License on the same day. The marriage ceremony must occur within 30 days from the date of issuance of the license or the license is void.
Saint Louis County Circuit Court judges perform civil marriage ceremonies every Wednesday (excluding holidays), starting at approximately 1 p.m. in the Saint Louis County Courts Building (located next to the Lawrence K. Roos County Government Building) 7900 Carondelet Avenue Clayton MO 63105-1766.
Applicants must arrive by noon with the marriage license and two witnesses.
For more information see Circuit Court Civil Marriage Ceremonies.
A judge presiding over any municipality may perform a civil marriage
ceremony. Municipal judges may be found in the telephone directory blue pages
under "city offices" by locating a municipality and finding a phone number for
the municipal court. An appointment is required.
A certified copy of the marriage license can be ordered when applying for the marriage
license if the bride plans to change her name. The certified copy can be used at the
Missouri Department of Revenue (motor vehicle and driver licensing) offices and most
Social Security offices. Please contact the Missouri Department of Revenue or Social Security
office for their specific needs.
Saint Louis County marriage license records, from 1877 to the present, are
available at the Recorder of Deeds Office. Helpful information includes: full
name of the groom, full name of the bride at the time of the marriage ceremony
and the approximate date of the marriage ceremony. Requests may be made
in-person or by mail. To obtain a copy by mail complete the
Marriage Copy Order Form .
The fee for a photocopy of the marriage license is $2, a certified copy is $9 and an authenticated copy is $10.
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