Confused by how property taxes work in Mandan and Bismarck? You are not alone. Between assessed values, mill levies, escrow, and special assessments, it can feel like a maze when you just want a clear number for your budget. In this guide, you will learn who sets your bill, how to estimate it, what to watch for at closing, and how to challenge a valuation if needed. Let’s dive in.
Who sets and collects your taxes
Understanding roles helps you know where to look for answers.
- County Assessor (Burleigh or Morton): Estimates your property’s market value and maintains your property record card and GIS map. You will receive a valuation notice from this office.
- County Treasurer or Tax Office: Prepares and issues the tax bill, receives payments, and publishes the total mill levies and tax distributions each year.
- County Auditor or Finance: Coordinates levy certification and may publish levy rates for local entities.
- Local taxing entities: Cities, school districts, park districts, townships, and special districts set levies that combine into the total mill levy on your bill.
- North Dakota Office of the Tax Commissioner: Provides statewide rules and guidance for property tax procedures and appeals.
- Lenders or mortgage servicers: If you escrow, they collect monthly for taxes and pay the county when due.
If you need parcel-level details or due dates, check your county assessor and treasurer pages. They are the authoritative sources for current valuations, levies, and bills.
Assessed value and mill levies
Your tax bill starts with the assessor’s estimate of market value, which many counties use as the assessed value. Your property record card lists key details like size, year built, and improvements. It is smart to review it for accuracy.
A mill is $1 of tax per $1,000 of assessed value. Your total property tax is calculated as:
- Assessed value divided by 1,000, then multiplied by the total mill levy set by all taxing entities.
The treasurer publishes the combined mill levy each year. This total can change if city, county, school, or special district levies change.
Step by step: Estimate your annual tax
Use this simple process to get a ballpark estimate for budgeting.
- Find your assessed value. Use your valuation notice or the county’s parcel or GIS search.
- Find the current total mill levy. Check the county treasurer or levy certification for the latest total.
- Calculate the regular tax: (Assessed value ÷ 1,000) × total mills.
- Add any special assessments shown on the bill. These are listed as separate line items.
- Subtract exemptions or credits you qualify for.
A quick hypothetical example
This is for illustration only. Always use your actual assessed value and current mills.
- Assessed value: $250,000
- Total mill levy: 15 mills (example only)
- Regular property tax: (250,000 ÷ 1,000) × 15 = 250 × 15 = $3,750
- Plus special assessments: add any listed amount
- Minus exemptions or credits: subtract if eligible
Your real total will vary based on your parcel’s mills, any special assessments, and any credits.
Special assessments in Mandan and Bismarck
Special assessments fund specific local improvements like street paving, curbs, sidewalks, or sewer projects. They differ from regular property taxes because they are not based on market value.
- Billing: They can appear on the annual property tax bill as separate line items or be billed by the city. They are often paid in installments over several years and may include interest.
- Liens: Special assessments usually create a lien on the property and remain until paid. They typically transfer with ownership.
- Buyer and seller tips:
- Sellers should disclose any outstanding assessments. Purchase agreements often spell out who pays future installments.
- Buyers should ask about pending projects and check recent city or county meeting notices. If installments will carry over, negotiate who will cover them during the offer stage.
Escrow, monthly payments, and closing proration
If your lender requires an escrow account, it will estimate annual taxes and collect a monthly amount to pay the bill when due. Lenders may require a small cushion plus an initial escrow deposit at closing.
- Ask your lender for an initial escrow disclosure. It shows the tax amount used to set your monthly escrow and helps you plan your total payment.
- At closing, taxes are typically prorated so the seller pays for days owned up to the closing date and the buyer pays after. The exact method can vary by contract and closing agent.
- Clear any delinquent taxes or special assessments before closing, or arrange payoff at closing. Title companies generally require tax liens to be satisfied for a clean title.
Appeals: if your value looks off
If your valuation notice seems high or property details are wrong, you can request a review.
- Start by reviewing your property record card for errors in square footage, bathrooms, lot size, or improvements.
- Contact the county assessor for an informal review. Many concerns are resolved this way.
- If needed, file a formal appeal following county instructions and deadlines. Deadlines are set locally and by state statute, so watch your notice dates closely.
- Bring evidence that helps: recent comparable sales, a professional appraisal, photos that show condition issues, or documents that correct the assessor’s property attributes.
Checklist for 58554 buyers and sellers
Use this quick checklist to avoid surprises.
For buyers in and around Mandan
- Request the last 2 to 3 years of property tax bills from the seller or the county treasurer.
- Pull the parcel’s property record card and confirm recorded characteristics.
- Ask your lender if taxes will be escrowed and request the escrow worksheet before closing.
- Ask about any pending or recent special assessments and check local meeting notices for upcoming projects.
- Confirm if exemptions or credits apply to you and note any application deadlines.
For sellers in 58554
- Review your most recent tax bill, plus any outstanding special assessments or delinquencies.
- Correct assessor-recorded errors before listing if you find them.
- Disclose outstanding assessments and unpaid taxes in your seller disclosures.
- Discuss tax proration expectations with your agent and closing company so the contract matches your intent.
For both parties
- Pull a 3 to 5 year tax history to spot unusual changes.
- Verify school district and special district boundaries for the parcel, since they affect the total mill levy.
Final tips for Bismarck and Mandan homeowners
- Your assessed value and total mills drive the core tax amount, while special assessments can add a separate cost. Check both.
- If you escrow, confirm your lender’s estimate and cushion so your monthly payment stays predictable.
- If you see a surprise increase, look for changes in valuation, new levies, or added special assessments, and ask the assessor or treasurer for details.
Ready to talk through your tax bill and your next move in Bismarck–Mandan? Let’s make a plan that fits your budget and timeline. Reach out to start a clear, local strategy with Melanie Staiger - Main Site.
FAQs
How do I find my assessed value in Mandan 58554?
- Use the county assessor’s parcel or GIS search to pull your property record card and verify details; contact the assessor if anything looks incorrect.
What is a mill levy and how is it used on my bill?
- A mill equals $1 per $1,000 of assessed value; multiply your assessed value divided by 1,000 by the total mills set by all taxing entities to estimate your tax.
Will my mortgage lender pay property taxes for me?
- Only if your loan has an escrow account; confirm with your lender and request the initial escrow disclosure showing the tax estimate and cushion.
Who pays special assessments when buying a home in Mandan?
- It depends on the purchase agreement and whether installments remain; special assessments usually stay with the property, so negotiate responsibility before closing.
Why did my Burleigh or Morton tax bill jump this year?
- Common reasons include a higher assessed value, a levy change by a taxing entity, or a new special assessment added to your bill.
How are property taxes prorated at closing in the Bismarck–Mandan area?
- They are typically split based on the closing date, with the seller paying for ownership days before closing and the buyer paying after, subject to the contract and local practice.
Can I appeal my property valuation if I think it is wrong?
- Yes; start with an informal review with the assessor, then file a formal appeal by the county’s deadline with supporting evidence like comps, an appraisal, or photos.
