Property taxes

Property taxes are your share of the total cost of local government, and they are used to help support a variety of valuable resources in the county, cities and schools.

Hennepin County is committed to managing that share wisely and transparently.


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How property taxes are determined

There are a number of state laws that affect both the amount of your property tax and the way it is determined.

Tax levies

Each year local governments go through a budget process to determine what services they will provide, how much these will cost, and where they will get the money. There are more than 70 local governments in Hennepin County.

After taking into account other sources of revenue (such as state paid aid, fees, etc.) the rest is levied on taxable properties. All property is located in more than one taxing district. For example, property can be in a county, city, school district and other special taxing districts. The tax rate for each taxing district is determined by the county auditor by dividing this levy by the taxable value of the property in the district.

Property value - relative to the value of all property in the district

The value of your property is determined by the assessor. Valuation reflects the estimated fair market value of the property as of January 2 of the year before taxes are due. Property owners may appeal their valuation.

Your share of the levies is based on the value of your property relative to the value of all other property in the district. If a local governments decided not to change the amount of its levy from one year to the next, your tax may go down, go up or remain the same. For example, if the value of your property doesn't change, but the values of the other properties in your district go down, your tax will increase because your share of the total value increased. Likewise, if the value of the other properties in your district go up, your tax will decrease because your share of the total value decreased.

Property use

In Minnesota, properties with the same market value will be taxed different amounts depending on how they are used. For instance, commercial property will have a higher tax than residential property of the same value. This is done by using classification rates set by the state legislature to give more weight to the value of commercial property as compared to residential property.

The major classifications of property in Hennepin County are:

  • residential
  • commercial and industrial
  • apartments
  • farms

Can I do anything to change my property tax?

There are several ways you can take part in the property tax process.

  • Attend the annual truth-In-taxation meeting to discuss how tax levies were determined for the coming year. If your district is not required to have a meeting or you cannot attend, call or write your elected officials.
  • Direct questions about your property value or its classification to your local assessor.
  • If you are concerned with spending, get involved in the budget process.
  • Contact your state representative and/or state senator, if you would like to see changes in the property tax process.
  • Why are property taxes going up?

What property taxes pay for

Services provided by more than 70 independent local governments in Hennepin County are determined each year during a budget process, with the exception of school district services (and the funding of those services), which are determined by state law or by referendum.

All property is located in more than one taxing district. For example, property can be in a county, city, school district and other special taxing districts. Your property tax statement is really seven to ten tax bills, consolidated into one statement.

Here are some common taxing districts and some of the services they provide.

County services

  • Social services
  • Public health
  • Roads and highways
  • Libraries
  • Corrections
  • Sheriff
  • Environmental services

City or town services

  • Roads and streets
  • Police and fire
  • Parks and recreation
  • Libraries
  • Building safety

School district services

  • K-12 education
  • Community education

Metropolitan Special Taxing Districts services

  • Transportation
  • Regional sewer system
  • Mosquito control (public health)

Other special taxing districts services

  • Regional parks
  • Regional railroads
  • Museums
  • Watershed management
  • Public housing

Proposed property tax notice

Proposed property tax notices (also called a Truth-in-Taxation notices) show the proposed property tax to be applied to an address if the taxing jurisdictions approve the budgets and tax levies they are considering.

2014 proposed property tax notice

The upper area of the (sample) statement identifies five key areas of information

1. The taxpayer’s name and mailing address.

2. The property’s identification number.

3. This is the situs address (the place where something, as a right, is held to be located in law) of the property.

4. (Taxable Market Value section): These are property classifications and the market values used to determine the property taxes on the property, as each appears in the records of the county at the time of printing. The taxable market value is the estimated market value, as determined by the assessor, less any exclusions or deferrals that apply to the property

5. The percentage change between the taxes payable in the current year and the proposed taxes payable in the following year.

The lower area of the statement (using columns) has five key areas identified from left to right

6. This is the address and telephone number for each taxing authority that taxpayers may call if they have questions related to the notice and an address where comments will be received by mail. (a hyperlink is provided at the top of this column for the taxing authorities websites).

7. This is the actual tax for taxes payable in the current year in total and for each taxing authority.

8. This is the amount of property taxes each taxing authority proposes to collect for taxes payable the following year, in total and by taxing authority.

9. If your school district held a referendum at the November general election, and it was approved by the voters, the tax amount may be higher than shown on the notice.

10. This is the time and place of the regularly scheduled meeting, of each taxing authority, in which the budget and levy will be discussed and the public is invited to speak at the meeting. (a hyperlink is provided at the top of this column for the listing of the taxing authorities’ meeting dates, time, and location).

Additional information

Annual notices

Each year property taxpayers receive three notices that provide information on the valuation of the property, proposed tax amounts, meetings about proposed levies and budgets, and the amount of taxes due.

Step 1: valuation notice

The first notice, a valuation notice, is sent in March each year. It shows the property classification of your property and the value that taxes will be assessed at. Properties can be classified in a variety of ways but the most common are residential and commercial. The market value of your property is determined by the assessor and is based on the classification and market conditions. This is the time when you can appeal or question how your property is classified or valued. The valuation notice includes detail about the appeal process.

Step 2: proposed taxes

The second notice you will receive is for proposed tax amounts for the following year (this notice is also called a Truth-in-Taxation notice). Sent in November, it shows the proposed tax levies for the county, city, school district and other taxing authorities, such as a watershed district. This statement also shows the amount you will owe, based on your property valuation and classification, if the proposed levies and budgets are passed. Some circumstances could change the proposed amounts: This statement includes the meeting dates where you can provide input on the proposed levies for the county, your municipality, your school district, and other taxing authorities. These meetings are commonly referred to as truth-in-taxation hearings and must occur after November 24. Once the budgets and tax levies are approved, your property tax is finalized. This amount may be different from the amount in the proposed tax statement.

See this year's sample notice in the Proposed property tax notice section of this page.

Step 3: tax statement

The final notice you receive is your tax statement. This statement shows your property tax value, the amount of taxes due, and when they are due. It also includes payment coupons which can be used when making your tax payment. It is mailed in March just before the first half of your property tax is due in May (the second half is due in October). When you receive this notice, you will also want to check with the Minnesota Department of Revenue to see if you qualify for a property tax refund.

Example

On January 2, 2010, the county assessor determines the market value and classification of your property. You receive this information in your valuation notice in March of 2010. Later in the year, during the local budgeting process, preliminary taxes for 2011 are calculated and meetings are scheduled for property owners to provide input on the proposed levies. This information comes to you in mid to late November of 2010 on your proposed property tax notice. Early in 2011, upon completion of the local budgeting process, final taxes are calculated. These itemized amounts make up your property tax statement which is sent in March of 2011.

Taxing authority websites

Cities

See complete list of cities in Hennepin County.

School districts

There are 22 independent school districts in Hennepin County.

Metro special taxing districts

Other special taxing districts

Watershed districts

Budget meeting dates, times and locations

County

Taxing authority Date & time Location Phone number
Hennepin County Nov 26, 2013, 6 p.m. Commissioner Board Room
A2400 Government Center
Minneapolis MN 55487
612-348-3011

Cities

Taxing authority Date & time Location Phone number
Bloomington Dec 2, 2013, 7 p.m. Council Chambers
Bloomington Civic Plaza
1800 West Old Shakopee Road
Bloomington MN 55431
952-563-8790
Brooklyn Center Dec 2, 2013, 6:30 p.m. Council Chambers
Brooklyn Center City Hall
6301 Shingle Creek Pkwy
Brooklyn Center MN 55430
763-569-3300
Brooklyn Park Dec 2, 2013, 7 p.m. Council Chambers
City Hall
5200 85th Ave N
Brooklyn Park MN 55443
763-424-8000
Champlin Dec 9, 2013, 7 p.m. Champlin Municipal Center
11955 Champlin Dr
Champlin MN 55316
763-421-8100
Chanhassen Dec 2, 2013, 7 p.m. Council Chambers
Chanhassen City Hall
7700 Market Blvd
Chanhassen MN 55317
952-227-1100
Corcoran Dec 12, 2013, 7 p.m. Corcoran City Hall
8200 County Road 116
Corcoran MN 55340
763-420-2288
Crystal Dec 3, 2013, 7 p.m. Council Chambers
Crystal City Hall
4141 Douglas Dr N
Crystal MN 55422
763-531-1000
Dayton Dec 10, 2013, 7 p.m. Council Chambers
Dayton City Hall
12260 S Diamond Lake Rd
Dayton MN 55327
763-427-4589
Deephaven Dec 2, 2013, 7 p.m. Council Chambers
City Hall
20225 Cottagewood Rd
Deephaven MN 55331
952-474-4755
Eden Prairie Dec 3, 2013, 7 p.m. Council Chambers
Eden Prairie City Center
8080 Mitchell Rd
Eden Prairie MN 55344
952-949-8300
Edina Dec 3, 2013, 7 p.m. Council Chambers
Edina City Hall
4801 W 50th Street
Edina MN 55424
952-927-8861
Excelsior Dec 2, 2013, 7 p.m. City Council Chambers
339 Third Street
Excelsior MN 55331
952-474-5233
Golden Valley Dec 3, 2013, 7 p.m. City Hall
7800 Golden Valley Road
Golden Valley MN 55427
763-593-8010
Greenfield Dec 3, 2013, 7 p.m. Greenfield City Hall
6390 Town Hall Drive
Greenfield MN 55357
763-477-6464
Greenwood Dec 4, 2013, 7 p.m. City Hall Council Chambers
20225 Cottagewood Rd
Deephaven MN 55331
952-358-9938
Hanover Dec 3, 2013, 7 p.m. Hanover City Hall
11250 5th St NE
Hanover MN 55341
763-497-3777
Hopkins Dec 3, 2013, 7 p.m. Council Chambers
City Hall
1010 First Street S
Hopkins MN 55343
952-935-8474
Independence Dec 10, 2013, 6:30 p.m. Independence City Hall
1920 County Road 90
Independence MN 55359
763-479-0513
Long Lake Dec 3, 2013, 6:30 p.m. Long Lake City Hall
450 Virginia Avenue
Long Lake MN 55356
952-473-6961
Loretto Dec 10, 2013, 7 p.m. Loretto City Hall
Council Chambers
279 Medina St N
Loretto MN 55357
763-479-4305
Maple Grove Dec 2, 2013, 7 p.m. Maple Grove Government Center
12800 Arbor Lakes Parkway
Maple Grove MN 55369
763-494-6320
Maple Plain Dec 2, 2013, 6 p.m. Maple Plain City Hall
1620 Maple Ave
Maple Plain MN 55359
763-479-0515
Medicine Lake No meeting required 763-542-9701
Medina Dec 3, 2013, 7 p.m. Medina City Hall
2052 County Road 24
Medina MN 55340
763-473-4643
Minneapolis Dec 11, 2013, 6:05 p.m. Room 317 City Hall
350 5th Street S
Minneapolis MN 55415
311
Minnetonka Dec 2, 2013, 6:30 p.m. City Council Chambers
Community Center
14600 Minnetonka Blvd
Minnetonka MN 55345
952-939-8200
Minnetonka Beach Dec 9, 2013, 7 p.m. Minnetonka Beach City Hall
2945 Westwood Rd
Minnetonka Beach MN 55361
952-471-8878
Minnetrista Dec 2, 2013, 7 p.m. Minnetrista City Hall
7701 County Road 110 W
Minnetrista MN 55364
952-446-1660
Mound Dec 10, 2013, 7 p.m. Mound City Hall
5341 Maywood Road
Mound MN 55364
952-472-0633
New Hope Dec 2, 2013, 7 p.m. Council Chambers
New Hope City Hall
4401 Xylon Ave N
New Hope MN 55428
763-531-5117
Orono Dec 9, 2013, 6:30 p.m. Orono Council Chambers
2780 Kelley Parkway
Orono MN 55356
952-249-4600
Osseo Dec 2, 2013, 7 p.m. Council Chambers
Osseo City Hall
415 Central Ave
Osseo MN 55369
763-425-2624
Plymouth Dec 10, 2013, 7 p.m. City Hall
3400 Plymouth Blvd
Plymouth MN 55447
763-509-5301
Richfield Dec 3, 2013, 6 p.m. Richfield City Hall
6700 Portland Ave S
Richfield MN 55423
612-861-9700
Robbinsdale Dec 3, 2013, 7 p.m. Robbinsdale City Hall
4100 Lakeview Ave N
Robbinsdale MN 55422
763-531-1217
Rockford Dec 10, 2013, 7 p.m. Council Chambers
Rockford City Hall
6031 Main Street
Rockford MN 55373
763-477-6565
Rogers Dec 10, 2013, 7 p.m. Rogers Community Room
21201 Memorial Dr
Rogers MN 55374
763-428-2253
St. Anthony Dec 10, 2013, 7 p.m. City Council Chambers
3301 Silver Lake Road
St Anthony MN 55418
612-782-3301
St. Bonifacius Dec 4, 2013, 6:30 p.m. City Office
8535 Kennedy Memorial Dr
St Bonifacius MN 55375
952-446-1061
St. Louis Park Dec 2, 2013, 7:30 p.m. Council Chambers
3rd Floor City Hall
5005 Minnetonka Blvd
St Louis Park MN 55416
952-924-2500
Shorewood Dec 2, 2013, 7 p.m. Shorewood City Hall
5755 Country Club Rd
Shorewood MN 55331
952-960-7900
Spring Park Dec 2, 2013, 7:30 p.m. Spring Park City Hall
4349 Warren Ave
Spring Park MN 55384
952-471-9051
Tonka Bay Dec 10, 2013, 7 p.m. Tonka Bay City Hall
4901 Manitou Road
Tonka Bay MN 55331
952-474-7994
Wayzata Dec 3, 2013, 7 p.m. Wayzata Community Room
600 Rice St E
Wayzata MN 55391
952-404-5300
Woodland Dec 9, 2013, 7 p.m. City Hall
20225 Cottagewood Rd
Deephaven MN 55331
952-474-4755

School districts

School
* held a November referendum
Date & time Location Phone number
Anoka-Hennepin
School District 011
Dec 9, 2013, 6 p.m. Sandburg Education Center
1902 2nd Avenue North
Anoka MN 55303
763-506-1000
Bloomington *
School District 271
Dec 9, 2013, 7 p.m. Educational Services Center
1350 W 106th St
Room 610 Board Room
Bloomington MN 55431
952-681-6433
Brooklyn Center
School District 286
Dec 9, 2013, 6 p.m. Brooklyn Center HS Media Ctr
Brooklyn Center High School
6500 Humboldt Ave N
Brooklyn Center MN 55430
763-561-2120
Buffalo – Hanover – Montrose
School District 877
Dec 9, 2013, 7 p.m. Discovery Center
214 1st Avenue NE
Buffalo MN 55313
763-682-8708
Delano
School District 879
Dec 16, 2013, 7 p.m. Delano High School Media Ctr
700 Elm Ave East
Delano MN 55328
763-972-3365, ext 2118
Eden Prairie *
School District 272
Dec 10, 2013, 6 p.m. Board Room
Administrative Service Center
8100 School Road
Eden Prairie MN 55344
952-975-7071
Edina
School District 273
Dec 16, 2013, 7 p.m. Room 349
Edina Community Center
5701 Normandale Rd
Edina MN 55424
952-848-4916
Elk River
School District 728
Dec 9, 2013, 7 p.m. Elk River City Hall
13065 Orono Parkway
Elk River MN 55330
763-241-3437
Hopkins *
School District 270
Dec 10, 2013, 6 p.m. School District Conference Ctr
Eisenhower Community Center
1001 Highway 7
Hopkins MN 55305
952-988-4004
Minneapolis
School District 001
Dec 10, 2013, 6 p.m. Davis Center
Board Room
1250 West Broadway
Minneapolis MN 55411
612-668-0197
Minnetonka
School District 276
Dec 5, 2013, 6 p.m. School Board Community Room
District Service Center
5621 Hwy 101 S
Minnetonka MN 55345
952-401-5000
Orono *
School District 278
Dec 9, 2013, 7 p.m. Orono District Office
685 Old Crystal Bay Rd N
Long Lake MN 55356
952-449-8300
Osseo *
School District 279
Dec 3, 2013, 6 p.m. Educational Service Center
11200 93rd Ave N
Maple Grove MN 55369
763-391-7000
Richfield *
School District 280
Dec 2, 2013, 7 p.m. District Office Board Room
Richfield Public Schools
7001 Harriet Ave S
Richfield MN 55423
612-798-6061
Robbinsdale
School District 281
Dec 2, 2013, 6:05 p.m. Educational Service Center
4148 Winnetka Ave N
New Hope MN 55427
763-504-8037
Rockford
School District 883
Dec 16, 2013, 6:30 p.m. Middle School Board Room
6051 Ash Street
Rockford MN 55373
763-477-9165
St. Anthony - New Brighton
School District 282
Dec 3, 2013, 7 p.m. St. Anthony Village City Hall
3301 Silver Lake Road
St Anthony MN 55418
612-706-1000
St. Louis Park *
School District 283
Dec 9, 2013, 6:30 p.m. Room 350
Senior High School
6425 W 33rd Street
St Louis Park MN 55426
952-928-6016
Waconia
School District 110
Dec 9, 2013, 6 p.m. Waconia Public Schools
District Office
512 Industrial Blvd
Waconia MN 55387
952-442-0600tr>
Watertown - Mayer
School District 111
Dec 16, 2013, 6:30 p.m. Watertown - Mayer
309 Lewis Avenue
Watertown MN 55388
952-955-0480
Wayzata
School District 284
Dec 9, 2013, 7 p.m. Wayzata City Hall
600 Rice Street
Wayzata MN 55391
763-745-5000
Westonka
School District 277
Dec 9, 2013, 7 p.m. Community Room
Educational Service Center
5901 Sunnyfield Road E
Minnetrista MN 55364
952-491-8007

Other

Taxing authority Date & time Location Phone number
Metropolitan Council Dec 11, 2013, 6 p.m. Metropolitan Council
390 Robert Street North
St Paul MN 55101-1805
651-602-1647
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