Understanding the St. Charles County Property Tax Appeal Process

Did your St. Charles County assessment jump this year? You are not alone. It is frustrating when the notice does not match what you believe your home is worth. The good news is you can appeal, and the local process is straightforward when you know the steps, deadlines, and evidence that works. This starter guide walks you through each stage so you can decide your best next move. Let’s dive in.

How St. Charles assessments work

St. Charles County sets market value as of January 1 of the assessment year on a two-year cycle. Reassessment happens in odd-numbered years, and notices typically arrive in spring. You can review the county’s overview of informal reviews, Board of Equalization filings, and State Tax Commission appeals on the county’s Appeal Process page. See the county’s summary of timing and steps on the St. Charles County Appeal Process.

Appeal timeline at a glance

• Informal review window: Late April through early June with the Assessor’s office. Your notice explains how to request this. Details are on the county Appeal Process.
• Formal BOE filing deadline: File with the Board of Equalization by 5:00 p.m. on the second Monday in July. Filing rules and forms are on the Board of Equalization page.
• BOE hearings: Typically scheduled in July and August, by phone or in person. See guidance on the BOE page.
• State appeal (STC): If you disagree with the BOE result, file with the Missouri State Tax Commission by September 30 or within 30 days of the BOE decision, whichever is later. Learn how to file at the State Tax Commission’s File an Appeal page.

Step 1: Try an informal review

An informal review is your quickest, lowest-cost option to fix obvious errors. The Assessor’s staff can review property details, classification, and condition. Bring or submit helpful items like a recent appraisal, sales contract or closing statement, dated photos, and notes on condition issues. St. Charles runs informal hearings from late April through early June. See the county overview on the Appeal Process.

Step 2: File with the Board of Equalization

To start a formal appeal, file the county’s BOE appeal form by the deadline. Include the documents you want the BOE to consider, because missing evidence can lead to a “no change” decision. Forms and filing instructions are on the BOE page and the county’s Real Estate Forms.

Bring or submit:

• Recent appraisal, comparable sales, or a written pricing opinion
• Current photos and notes on condition or defects
• Sales contracts or closing statements
• For rentals, rent rolls and income/expense history

If you use a representative, submit the county’s Agent Authorization form. Hearings are usually scheduled in July and August and may be by phone or in person. See guidance and contact info on the BOE page.

Step 3: Appeal to the State Tax Commission

If you are not satisfied with the BOE decision, you can appeal to the Missouri State Tax Commission. File online and upload your BOE decision letter as part of your Complaint for Review of Assessment. The general deadline is September 30 or 30 days from the BOE decision, whichever date is later. Properties owned by legal entities must be represented by an attorney at the STC stage. Filing instructions are on the STC File an Appeal page.

Make your case with solid evidence

Your goal is to show the true market value as of January 1 of the assessment year. Persuasive items include recent comparable sales, a certified appraisal, and clear documentation of condition. The standard comes from STC guidance and decisions focused on market value as the “true value in money.” See discussion of evidentiary standards in STC case law such as Charles Kitchen v. Jake Zimmerman.

At the BOE level, Missouri law states there is no presumption that the assessor’s value is correct, so you should present clear, organized proof. When appealing beyond the BOE, the BOE’s decision receives a presumption of correctness at the STC, which you must rebut with substantial and persuasive evidence. See statutory context at Missouri Revised Statutes §138.060.

In charter counties, Missouri statute also addresses computer-assisted valuations. When that framework is invoked at the STC, the assessor may have to meet a higher proof standard and provide truly comparable sales or an appraisal. Review the statute at §137.115.

For St. Charles examples and outcomes, you can browse representative decisions like Abbott v. Shipman.

Common pitfalls and practical tips

• Do not miss the BOE deadline. If you skip or file late, the STC generally lacks jurisdiction to hear your case later. See filing rules on the BOE page and STC timing on the STC site.
• Complete your BOE evidence up front. Supplemental materials may not change a “no change” outcome.
• New purchases can have special timing at the STC. Review the instructions before you file on the STC File an Appeal page.
• Budget smartly. There is no STC filing fee, but professional appraisals and expert help cost money. Start with the county’s free resources on the Appeal Process.

Quick homeowner checklist

• Read your assessment notice and request an informal review right away.
• Gather evidence: appraisal, comparable sales, contracts or closing statements, dated photos, repair estimates, and for rentals, income and expense records.
• File your BOE appeal by 5:00 p.m. on the second Monday in July, including your best available documents.
• If needed, file with the STC by September 30 or within 30 days of your BOE decision, whichever is later.

Local contacts

• St. Charles County Assessor (Real Estate): (636) 949-7428. County administrative offices: 201 N. Second St., St. Charles, MO 63301. Forms are on Real Estate Forms.
• St. Charles County Board of Equalization: Suite 541, 201 N. Second St., St. Charles, MO 63301. Phone: (636) 949-7560. Filing details and agent authorization are on the BOE page.

Ready for a market snapshot?

Accurate local sales data is the backbone of a strong appeal. If you want a quick, agent-curated look at recent St. Charles sales that compare to your home, our team can help you understand the numbers and present them clearly.

If you are weighing an appeal or planning a move, reach out to Traci Palmero for a friendly, data-forward market conversation.

FAQs

What is the deadline to appeal my St. Charles assessment?

• You must file with the Board of Equalization by 5:00 p.m. on the second Monday in July; if you later appeal to the State Tax Commission, file by September 30 or within 30 days of the BOE decision, whichever is later.

What evidence should I include with my BOE appeal?

• Submit a recent appraisal if available, comparable sales, contracts or closing statements, dated photos and repair estimates, and for rentals, rent rolls and income/expense history.

Do I need an appraisal to appeal a home assessment?

• An appraisal is helpful but not always required for residential appeals at the BOE; strong comparable sales and clear documentation of condition can be persuasive.

What happens if I miss the BOE filing deadline?

• The State Tax Commission generally cannot hear your case if you did not file on time with the BOE, so mark the county deadline and file early.

How do BOE and STC hearings differ?

• BOE hearings are local and scheduled in July and August with no presumption that the assessor is correct; at the STC level, the BOE decision is presumed correct and you must provide substantial and persuasive evidence.

Do I need an attorney to file with the State Tax Commission?

• Individuals can file without an attorney, but properties owned by legal entities must have attorney representation at the STC stage, and filing is easiest online through the STC portal.