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.