Nebraska · County property tax · ACS 2024
Cass County Property Taxes
The median homeowner in Cass County pays $3,652 a year, an effective rate of 1.43%, far above the U.S. average.
- $3,652
- Median tax / yr · Highest-decile bill
- 1.43%
- Effective rate · High rate
- +83%
- vs U.S. average
- #21 of 93
- rank in NE
The verdict
Homeowners in Cass County pay a median $3,652 a year in property tax, an effective rate of 1.43%, more affordable than 14% of U.S. counties (Census ACS 2024).
- $3,652
- Median annual tax bill, 2024
- 1.43%
- Effective rate on median home
- #2709 of 3135
- U.S. counties by tax burden
- +83%
- vs the national average bill
Effective rate is the median property tax bill divided by the median home value ($254,900). U.S. Census Bureau, ACS 5-Year Estimates · 2024.
Census Bureau ACS property tax data for Nebraska. Population: 27,161. Owner-occupied homes: 9,254.
The median annual property tax in Cass County is $3,652, which is 3% higher than the Nebraska state average and 83% above the national average. The effective tax rate is 1.43% on a median home value of $254,900. Property taxes represent 4.0% of the median household income in this county.
Cass County's rate standing among U.S. counties
Primary signal
The effective rate sits near the national middle
Cass County's 1.43% effective rate sits near the middle of 3,135 tracked counties (more affordable than 14%).
Decision signal 2
The bill sits well above the national median
Homeowners in Cass County pay a median annual property tax of $3,652, far above the national median and modestly above the Nebraska state median. On a $254,900 median home, that works out to an effective rate of 1.43% once the local assessment base and millage are combined.
Decision signal 3
Low among Nebraska counties by effective rate
Cass County ranks #21 of 93 counties in Nebraska by effective rate (77% of in-state counties pay a lower rate).
Decision signal 4
Income and the tax bill sit in the middle band
Property taxes in Cass County run within the commonly cited 2%-4% national benchmark, at about 4.0% of the $91,836 median household income.
Informational notice
Figures describe the median homeowner household in Cass County as reported to the Census Bureau; your parcel can differ. Not tax, legal, or financial advice: check the county assessor or a qualified professional before decisions that depend on these numbers.
Most of the market's rise reached the bill
The effective rate here moved 12.2% down between 2020 and 2024, a smaller shift than in 50% of U.S. counties. With the median home value rose 30.4%, the median bill rose 14.5% to $3,652: the rate did comparatively little to offset the market.
Effective rate is the published median bill divided by the published median home value, so the two multiply back to the bill exactly; the rate's movement here is derived from those two figures rather than read from the rounded published rate. Both are ACS 5-year survey estimates for the median owner-occupied household, compared across non-overlapping releases. They describe what the Census published, not a local policy, assessment, or exemption change.
How to read this county's bill
Bills rose across 2020-2024, from $3,189 to $3,652, a gain of 15%. This is a comparison of published ACS medians, not an explanation of a particular property's assessment or tax bill.
The heaviest band is also the fullest one here: 5,651 of 9,254 owner-occupied homes (61.1%) report annual real-estate taxes above $3,000. That band has no upper edge in the source, so the county median understates the burden carried by the plurality rather than describing it.
Both figures are in the national top quarter, and the median bill still equals only 4.0% of median household income. A high rate on high earnings produces a large dollar figure, and only the dollar figure tends to get quoted; the ratio above is the other half.
The share above is the median annual bill divided by median household income, a ratio of two county-level medians rather than a household-by-household figure.
What Cass County Homeowners Actually Pay
The single largest group of Cass County homeowners, 5,651 of 9,254 owner-occupied homes (61.1%), pays $3,000 or more a year. The median is one point in this spread, not a typical bill.
- Less than $800 5.3% (486)
- $800 to $1,499 6.0% (555)
- $1,500 to $1,999 6.7% (617)
- $2,000 to $2,999 17.9% (1,659)
- $3,000 or more 61.1% (5,651)
Census ACS 2024, table B25102. Bands and the no-tax share sum to 100%.
286 homes here (3.1%) report no real estate tax at all. Exemptions are set by state: how Nebraska handles assessments and appeals.
With vs Without Mortgage
Mortgaged and non-mortgaged homeowners in Cass County pay about the same bill, a 7% gap.
Cass County's effective rate vs peers
Effective property tax rate (median tax ÷ median home value), ACS 2024.
Cass County's effective rate is higher than 77% of the 93 counties in Nebraska - ranking #21 of 93.
Where Cass County sits among every U.S. county
Effective property tax rate (median tax ÷ median home value)
1.43% more affordable than 14% of 3,135 U.S. counties
Show national distribution
Each bar is a band; taller bars hold more U.S. counties. The dashed line + filled bar mark this entry. Hover or tap any bar for its full count, share, and where it sits relative to this entry.
Source U.S. Census Bureau, ACS 5-Year Estimates · 2024
Close to the Nebraska median on both measures
Rate and bill both land within 10% of the Nebraska medians here, which makes Cass County a reasonable stand-in for the state when comparing against counties elsewhere. It also means the county-level figure adds little beyond the state figure for this particular comparison; the $3,652 median bill and the state median tell substantially the same story.
Cass County vs Benchmarks
| Metric | Cass County | Nebraska Avg | U.S. Avg |
|---|---|---|---|
| Median Annual Tax Highest-decile bill | |||
| Effective Tax Rate High rate | |||
| Median Home Value | |||
| Tax as % of income Heavy income burden | 4.0% | - | - |
Source: U.S. Census Bureau, ACS 5-Year Estimates. Tax-burden differences across rows reflect millage decisions, assessment-ratio practices, and the residential-vs-commercial mix of each tax base.
Cass County's STEEP · HEAVY lane - is an appeal worth running?
On Cass County's published figures (STEEP · HEAVY), a $254,900 median home carries a $3,652 median bill, so every 10% off an assessed value is worth about $365 a year at the same rate. Appeal Savings Estimator · appeal guide for Nebraska.
Cass County rate trail · STEEP
| Year | Median Tax (vs prior release) | Effective Rate |
|---|---|---|
| 2024 | $3,652 +3.0% | 1.43% |
| 2023 | $3,545 +2.1% | 1.43% |
| 2022 | $3,473 +5.8% | 1.48% |
| 2021 | $3,283 +2.9% | 1.59% |
| 2020 | $3,189 | 1.63% |
Each row is a separate ACS 5-year release, and consecutive releases share four of their five survey years. The percentage beside each bill is therefore movement in the published estimate against the previous release, not a single year's tax change. The two releases largely describe the same households. For change over time, compare releases that do not overlap.
Cass County: tax-to-income at 4.0%
Counties near Cass County's effective rate
On effective rate, Cass County sits nearest Gogebic County (MI), Hampshire County (MA), Franklin County (MA).
On published median-tax change, the nearest matches are Aroostook County (ME), Payette County (ID), Red River County (TX).
How peers are chosen
These are the nearest cross-state matches in the published Census data, not neighboring counties or recommendations. Peers are rebuilt with each data release; see the calculation method.
Similar effective rates
Similar published median-tax changes, 2020–2024
Cass County: only 6% of returns show Schedule A real-estate tax
Tax year 2022: 790 of 13,350 returns from Cass County reported real estate taxes, averaging $5,832 - 41% of those reporters sat in the $100-200k AGI band.
What this IRS county file does not say
Amounts are reported before the SALT cap, not deducted; the share is of filers, not homeowners. Source: IRS SOI county data, tax year 2022.
Other Counties in Nebraska
Cass County rate FAQs
- How does Cass County property tax compare to the national average?
- Property taxes in Cass County run far above the national median of $1,993, an effective rate of 1.43% versus 0.92% nationally.
- What is the average property tax in Cass County, Nebraska?
- The median annual property tax in Cass County is $3,652, an effective rate of 1.43% on a $254,900 median home (Census ACS, 2024).
- What is the tax affordability score for Cass County?
- Cass County, Nebraska scores F (24/100) on PlainPropertyTax's tax affordability composite across 5 Census ACS dimensions (effective rate, bill size, income share, mortgage gap, and home-value/income). Its strongest scored dimension here is housing pressure at C (2.78×). The score compares published county medians to U.S. percentiles, it is not a personal bill and not advice to buy, sell, appeal, or relocate.
- What percentage of income goes to property taxes in Cass County?
- Property taxes in Cass County run within the commonly cited 2%-4% national benchmark, at about 4.0% of the $91,836 median household income.
- Are property taxes increasing in Cass County?
- The ACS median property-tax bill for Cass County climbed 14.5% between the 2020 and 2024 5-year releases, from $3,189 to $3,652, a 4-year span. These are survey estimates covering five years each, so this compares the two releases furthest apart rather than consecutive ones, which overlap and would mostly measure the same households twice.
What to do with Cass County's STEEP rate
Cass County's $3,652 median bill sits well above the U.S. median - size a personal estimate before treating the county headline as your budget. Estimate your bill →
Cass County ranks #21 of 93 Nebraska counties by effective rate - on the higher-burden half of the state ACS set. Nebraska overview →
Nationwide peers by effective rate (then bill)
Rate-first peers for Cass County's STEEP effective rate, then a disjoint out-of-state bill set so the two neighborhoods stay distinct.
Similar effective rate
Nearest out-of-state counties by ACS effective rate. This county: 1.43%.
Similar median bill
Nearest out-of-state counties by ACS median annual tax. This county: $3,652/yr. Rate peers are excluded so the two link sets stay distinct.
Read with Cass County
Nearest ABS(median_tax) ACS peers for Cass County (STEEP · HEAVY), replacing the old fixed Keep exploring strip.
STEEP HEAVY
Hamilton County, OH
ABS(median_tax) peer · tied with Cass County at $3,652/yr; rate 1.51% vs Cass County 1.43%.
Wyoming County, NY
ABS(median_tax) peer · $3,650/yr (near-tied bill ABS $2); rate 2.25% vs Cass County 1.43%.
Oswego County, NY
ABS(median_tax) peer · $3,646/yr (near-tied bill ABS $6); rate 2.40% vs Cass County 1.43%.
El Paso County, TX
ABS(median_tax) peer · $3,660/yr (near-tied bill ABS $8); rate 2.03% vs Cass County 1.43%.
Nebraska county set
State ACS overview for every published Nebraska county rate and median bill.
Appeal filing windows
Cass County stamps STEEP · HEAVY - review notice deadlines before quoting the ACS median.
Data vintage and method
Data as of 2024. Source: U.S. Census Bureau, American Community Survey 5-Year Estimates.
Property tax data reflects median amounts paid by homeowners. Effective rates are calculated as median tax divided by median home value.
Source: U.S. Census Bureau American Community Survey 5-Year Estimates, county median real-estate taxes · 2024 Cass County (STEEP · HEAVY) - ACS medians, not a parcel bill.