Sheet MN · 2026 rules
Minnesota Property Tax Calculator
Section 273.13 assigns class rates to property. For ordinary class 1a homestead property, the first $500,000 of market value has a 1% net classification rate and the excess has a 1.25% rate, subject to the section’s specific provisions. These are classification rates, not the final property-tax bill rate.
Rules verified 15 primary sources Editorial policy
Estimate your 2026 Minnesota bill
- Tax — Net tax-capacity levies —
- Tax — Referendum market-value levies —
- Credits subtracted —
- Fixed charges added —
Different allowances for different levies need separately approved taxable bases in the prepared levy worksheet. The extra exemption above subtracts the same assessed-dollar amount from every modeled levy.
How Minnesota turns value into a tax bill
| Step | Minnesota rule | Source |
|---|---|---|
| Value | Use the valuation for the assessment year shown on your notice. Exemptions, rate units and levy classifications below must match that same notice. | [1] |
| Assessment | 1% up to $500,000; 1.25% above $500,000 | [1] |
| Annual limit | No automatic parcel bill cap is inferred from a limit on a jurisdiction’s total levy. | |
| Exemption | Class 1a homestead market-value exclusion (tax-capacity levies only): 40% (max $38,000) off assessor’s residential full value; Net tax-capacity levies.Select only if approved for this assessment year; do not deduct an amount already included in the value you enter. | [1] |
| Rate | Net tax-capacity levies: local rate — you enter it.Net tax-capacity levies from the applicable taxing authority. The rate is not a Census ratio. | |
| Rate | Referendum market-value levies: local rate — you enter it.Voter-approved levies on referendum market value, which uses the homestead value before the exclusion. The rate is not a Census ratio. | [3] |
How Minnesota values, classifies, bills and refunds homestead property tax
Minnesota values property as of January 2.3 The valuation notice must be mailed at least ten days before the local board of appeal and equalization4, which meets between April 1 and May 31.5 The county board meets after the second Friday in June.6 A Tax Court or district court petition is due April 30 of the year the tax is payable.7
A homestead (class 1a) is taxed on tax capacity: 1% of the first $500,000 of market value and 1.25% of value above that.1 Before those rates apply, the homestead market value exclusion removes 40% of value up to $95,000. Between $95,000 and $517,200 it is $38,000 minus 9% of the value over $95,000, and at $517,200 or more there is no exclusion.1 File your homestead application by December 31, or the property is classified as non-homestead for that assessment year.8 In this worksheet the exclusion reduces only the tax-capacity line; a market-value line uses the full value.
Voter-approved levies based on referendum market value use a homestead’s value before the homestead market value exclusion, so the exclusion lowers only the tax-capacity part of the bill.2
Proposed-tax (Truth in Taxation) notices arrive after November 10 and by November 24.9 Tax statements must be mailed by March 31.10 If the tax is over $100, half is due before May 16 and the other half before October 16.11
The Homestead Credit Refund (Form M1PR) is paid by the Department of Revenue, not deducted on the bill. For taxes payable in 2026, you must have owned and lived in the home on January 2, 2026, with 2025 household income below $142,490.12 A 2026 law adds a one-time 14.88% increase to the 2025 refund.13 File by August 17, 2026; the final deadline is August 16, 2027.13
If your homestead tax rises more than 12% from the prior year and by at least $100, the special refund pays 60% of the increase above the greater of 12% or $100.14 It has no income limit and is capped at $1,000.15
Veterans with a service-connected disability of 70% or more get a $150,000 market value exclusion, and those rated totally (100%) and permanently disabled get $300,000.1
Worked example
Approved Class 1a $400,000: exclusion=$38,000−9%×($400,000−$95,000)=$10,550. Taxable market value=$389,450; tax capacity=$3,894.50. Illustrative 100% capacity rate=$3,894.50; a 0.1% referendum market-value levy uses the full $400,000 before the exclusion=$400.00; total $4,294.50.
| Line | Taxable value | Tax |
|---|---|---|
| Net tax-capacity levies at 100% | $3,894.50 | $3,894.50 |
| Referendum market-value levies at 0.1% | $400,000.00 | $400.00 |
| Annual total | $4,294.50 |
Left to your local bill
- Homestead Credit Refund (Form M1PR): income-based (2025 household income below $142,490), paid by the Department of Revenue after you file and never shown on the bill; the 2025 refund includes a one-time 14.88% increase.
- Special property tax refund (Schedule M1PR-SR): 60% of a homestead tax increase above the greater of 12% or $100, up to $1,000, with no income limit.
- Disabled veteran market value exclusion of $150,000 or $300,000; enter the value net of it only if the assessor applied it.
- Class 1b homesteads of blind or permanently and totally disabled owners, which use a different class rate on the first $50,000.
- Late-payment penalties on unpaid halves, and special assessments or other charges on the statement.
Census context, not a rate
American Community Survey 2020–2024: median owner-occupied value $329,300 (±$903), median real-estate taxes $3,357 (±$10). Dividing one by the other gives 1.02% for Minnesota. Tables B25077 and B25103; why it is only context.
Sources
- revisor.mn.govMinnesota Statutes §273.13 (class rates, homestead and veterans exclusions), read .
“The first $500,000 of market value of class 1a property has a net classification rate of one percent of its market value; and the market value of class 1a property that exceeds $500,000 has a classification rate of 1.25 percent of its market value. … For a homestead valued at $95,000 or less, the exclusion is 40 percent of market value. For a homestead valued between $95,000 and $517,200, the exclusion is $38,000 minus nine percent of the valuation over $95,000. For a homestead valued at $517,200 or more, there is no valuation exclusion.”
- revisor.mn.govMinnesota Statutes §126C.01, subd. 3 (referendum market value), read .
“For the purposes of this subdivision, in the case of class 1a, 1b, or 2a property, "market value" means the value prior to the exclusion under section 273.13, subdivision 35 .”
- revisor.mn.govMinnesota Statutes §273.01, read .
“All real property becoming taxable in any year shall be listed with reference to its value on January 2 of that year.”
- revisor.mn.govMinnesota Statutes §273.121, read .
“The notice shall be in writing and shall be sent by ordinary mail at least ten days before the meeting of the local board of appeal and equalization under section 274.01 or the review process established under section 274.13, subdivision 1c .”
- revisor.mn.govMinnesota Statutes §274.01, read .
“Notwithstanding the provisions of any charter to the contrary, the meetings must be held between April 1 and May 31 each year.”
- revisor.mn.govMinnesota Statutes §274.14, read .
“The board must meet after the second Friday in June on at least one meeting day and may meet for up to ten consecutive meeting days.”
- revisor.mn.govMinnesota Statutes §278.01, read .
“the petitioner must file a copy of the petition and proof of service of the petition in the office of the court administrator of the district court on or before April 30 of the year in which the tax becomes payable.”
- revisor.mn.govMinnesota Statutes §273.124, read .
“If a homestead application has not been filed with the county by December 31, the assessor shall classify the property as nonhomestead for the current assessment year”
- revisor.mn.govMinnesota Statutes §275.065, read .
“The county auditor shall prepare and the county treasurer shall deliver after November 10 and on or before November 24 each year, by first class mail to each taxpayer at the address listed on the county's current year's assessment roll, a notice of proposed property taxes.”
- revisor.mn.govMinnesota Statutes §276.04, read .
“Statements of the real property taxes due shall be mailed not later than March 31.”
- revisor.mn.govMinnesota Statutes §279.01, read .
“When the taxes against any tract or lot exceed $100, one-half of the amount of tax due must be paid prior to May 16, and the remaining one-half must be paid prior to the following October 16.”
- revenue.state.mn.usMinnesota Department of Revenue, Homeowner’s Homestead Credit Refund, read .
“You owned and lived in your home on January 2, 2026 Your household income for 2025 was less than $142,490”
- revenue.state.mn.usMinnesota Department of Revenue, 2025 Form M1PR instructions, read .
“Line 17a — One-Time Increase for 2026 9 Multiply line 17 by 14.88% (0.1488). This is your increased 2025 property tax refund for property taxes payable in 2026. … Your 2025 return should be electronically filed, postmarked, or dropped off by August 17, 2026. The final deadline to claim the 2025 refund is August 16, 2027.”
- revisor.mn.govMinnesota Statutes §290A.04, read .
“a claimant who is a homeowner shall be allowed an additional refund equal to 60 percent of the amount of the increase over the greater of 12 percent of the prior year's property taxes payable or $100.”
- revenue.state.mn.usMinnesota Department of Revenue, 2025 Schedule M1PR-SR (special refund), read .
“This refund has no income limit, and the maximum special refund is $1,000.”
Bordering jurisdictions
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