Missouri lets homeowners appeal a carried-over value in even years if they did not appeal last year. In St. Louis County the 2026 deadline is July 13.
Many St. Louis County homeowners assume assessments can only be appealed in reassessment years. Not quite. Missouri lets you appeal a carried-over value in an even year, as long as you did not appeal the same value the year before. In 2026 the deadline is July 13.
What actually happens in an even year?
Missouri sets residential values in odd-numbered years, and the same value applies in the following even year. No new notices mail for most homes, which is why even years feel quiet. The appeal machinery runs anyway: the Board of Equalization accepts filings from May 1 through the second Monday in July, the informal review with the assessor's office is still available, and an even-year decision applies to that year's bill. A homeowner who looked at the 2025 number, winced, and did nothing gets a second chance at it in 2026.
What does this mean for you?
If the carried-over value overshoots what the home would sell for, every month of silence costs money, and the 2027 reassessment will start from whatever value is left standing. Fair Appeal reviews the carried-over number for free, and FairAppeal collects a percentage of first-year tax savings only when the property tax appeal wins. The full St. Louis County appeal guide covers the process end to end.
Look up if you are overpaying on your St. Louis County home.
Frequently asked questions
- Can you appeal St. Louis County property taxes in 2026?
- Yes, if you did not appeal the same value in 2025. Missouri carries odd-year values into even years, and the Board of Equalization accepts 2026 appeals from May 1 through July 13, 2026.
- Does an even-year appeal change future bills?
- It applies to the even year's bill only. The 2027 reassessment sets a fresh value. The practical benefit is immediate savings on the 2026 bill plus a documented case that the old number overshot.
- Why did no notice arrive in 2026?
- Missouri requires new value notices in reassessment years, which are odd-numbered. In an even year the prior value simply carries forward for most homes, so no mailing goes out, and the appeal window passes quietly.