Property Tax Pain in Jackson County: Senator Nicola Hears from Citizens on Unjust Assessments
This week, I sat down with Jackson County residents to listen to their stories—stories filled with frustration, confusion, and financial strain caused by unjust property tax assessments. These conversations come on the heels of a Missouri State Tax Commission (STC) order, which essentially condemned the County’s 2023 assessments as grossly inaccurate and demanded corrective action.
The order would require the 2025 assessments to use the 2022 baseline and incur no more than a 15% increase from that baseline, excluding new construction or renovations.
As I heard firsthand, this is more than a bureaucratic failure—it is a crisis affecting working families, retirees, and small property owners alike. Across the board, the theme was the same: inconsistent valuations, a lack of communication, and a painful appeals process that places undue burdens on ordinary citizens.
Disparity in Duplexes
John Welchert owns two identical duplexes next to each other. Though the buildings are the same in every way, one was assessed at a significantly higher value than the other. The comps and all the details were the same, yet the values were $40,000 different.
John ended up going through the arduous appeals process.
Residential Land Reclassified as Commercial
Grace, a retired bank employee who lives on a fixed income after suffering a stroke, owns her home and two adjoining empty lots in Independence. These lots, always taxed as residential, were abruptly reclassified as commercial—even though they are in the middle of a quiet neighborhood and are used for nothing more than lawn space.
She can't afford it and she doesn't know what to do. She shouldn't have to know - it's gross negligence on the part of Jackson County.
Unfortunately, Grace isn't the only one who is experiencing a reclassification from residential to commercial. This is happening frequently and is one of the worst injustices happening due to the commercial rate being 32% compared to residential at 19%.
Fun Fact: Agricultural land is assessed at 12% of market value.
A Voice for Senior Neighbors
Sharon Hill, a resident in a 55+ community, has become a tireless advocate for her fellow seniors. After discovering shocking inconsistencies in assessments—like one duplex with a 55% increase on one side and 40% on the other, and another with a $100,000 difference between identical units—Sharon sprang into action.
She has spent countless hours researching assessments and driving her neighbors downtown to file appeals.
The process was grueling—especially for seniors. Some waited hours just to be seen. Many couldn’t have done it without help.
From 168K to 362K—and Back
Mike Guyer’s home was previously valued at $168,000. In the 2023 reassessment, it skyrocketed to $362,000—more than double its original value. It was as if they pulled the number out of thin air.
After enduring a frustrating and bureaucratic appeals process, Mike finally succeeded in getting his valuation reduced—but the experience left him deeply distrustful of the system.
A Citizen Leader: Preston Smith
While many are just waking up to this crisis, Preston Smith has been on the front lines for years. A private citizen turned watchdog, Preston has walked door to door across neighborhoods, helping others understand their assessments and navigate the appeal process.
He has spent thousands of hours researching data, analyzing inconsistencies, and publishing resources. His Facebook group has become a hub for residents seeking help, guidance, and updates on appeals.
People feel overwhelmed. They think they’re alone. Preston is bringing people together and holding the system accountable. He's served this community well and I'm thankful for all he's done.
Preston represents the best of citizen leadership. He’s doing what our government should already be doing—informing, empowering, and protecting people.
A System in Crisis
From retirees and fixed-income homeowners to small property owners and concerned neighbors, Jackson County’s citizens are being let down by a flawed and failing assessment process. The STC’s recent order confirms what these residents already know: the system is broken.
These assessments aren’t just numbers—they’re pushing people out of their homes and eroding trust in government. We must restore fairness and accountability.
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