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An important step in the assessment process is happening now – county assessors are mailing property owners their annual Estimated Market Value (EMV) notifications. Some St. Louis County residents may have already received their 2025 EMV notice. Others should expect to receive theirs in the coming days.
Property owners are encouraged to review their notification closely when they receive it. The notice provides information on property classification and estimated market valuation. In other words, it is an estimate of what a property would sell for if offered for sale under typical, normal, and competitive conditions. The notice is for the 2025 assessment, which is then used as a basis for property taxes due in 2026.
The notification also includes the date, time and location of annual Local Board of Appeal and Equalization Hearings, where people can appeal their valuations. However, property owners are encouraged to always contact the Assessor's Department first to get questions answered regarding the valuation process, correct any errors that may have been made, and review any other concerns.
The St. Louis County Assessor's Department reports a continued upward trend in valuations in most major property classifications throughout the County for the 2025 assessment. However, the extent of valuation changes can vary greatly depending on the market, location, property category, and other factors.
The residential real estate market continues to be robust with appreciation that may be due to consistent demand and short supply of residential property within the market. The cost of construction also had a significant impact on the value of property. In the commercial category, there were also some significant changes to property values, depending on the particular market, which dictated valuation changes.
Total growth in the 2025 assessed value of St. Louis County real property was $1,656,494,000, a 6.20% increase over 2024. The total estimated market value of St. Louis County for 2025, taxes payable 2026, is $28,374,036,500 up from last year’s $26,717,542,500.
The total countywide increase in estimated market value (EMV) of $1,656,494,000 included $305,743,375 of value from new construction, which is an all-time high for St. Louis County. The largest valuation change was in the residential and seasonal residential recreational (cabin) classes with a total value increase of $1,277,326,814 or 77.11% of the total EMV increase for the entirety of the County.
It’s important to note that new construction added within a valuation cycle can be an important indicator of community growth and prosperity. New construction growth has continued to trend upward and can have the overall effect of, in general terms, softening economic impacts of tax burden shifts due to increasing costs for labor and materials. As additional new construction value is added, it can help to spread tax burden.
Any questions or concerns regarding the Valuation and Classification notices should be directed to the County Assessor’s Office. The schedule, answers to frequently asked questions, and latest information, including assessment summary information, can be found on the county’s website at stlouiscountymn.gov/assessor.
-- Source: St. Louis County press release
