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1. How does the Assessor determine market value?

A Minnesota state law requires that the value and classification of all real and personal property be established as of January 2nd each year. The Assessor's Office works throughout the year to analyze property transactions and economic conditions in order to estimate the market value of each property for the following January 2nd.

Appreciating Increasing Market Fact Sheet Frequently Asked Questions (FAQ) 2022 (PDF)

2. How is property tax assessed?

Each property's tax burden is determined according to its value, classification, and property tax levies. Assessors are responsible for estimating property values and determining classifications for tax purposes.

3. What does the Assessor do?

The Assessor has a number of different tasks:

• Accepting applications for property tax programs
  • The Minnesota Property Tax System involves a variety of programs for which applications are required. The forms and applications that are pertinent to the County Assessor's Office are varied and include homestead benefit applications, applications for value and tax abatements, applications for disaster credit or for damaged property tax relief. The County Assessor also is involved with a variety of deferment programs such as "The Old House Valuation" deferment, applications for disability classification, and applications for property tax exemption status. Please contact the County Assessor's Office if you have any questions regarding these application processing requirements.
• Estimating Value
  • The law requires that assessors view each parcel of real estate to appraise its market value. Property values change continuously, with changing market conditions. In addition to market changes, numerous physical changes affect the value of land and buildings. All factors are considered when estimating the value of property. This requires physical inspection of all property subject to assessment.
• Classifying Property
  • The Assessor also determines the classification, or use, of each parcel. For instance, the property may be a residential homestead, residential non-homestead, seasonal recreational residential, agricultural, resort, or commercial. Each classification is taxed at a different percentage of market value. These percentages are set by the Minnesota State Legislature.
• Viewing Property
  • Approximately every fifth year, a staff appraiser from the Cass County Assessor's Office will view each property. In addition, all new construction, alterations or improvements will be viewed in the current year.
• Gathering Information
  • The Staff Appraiser gathers information on all characteristics of the property that affect market value, such as size and age of the building, quality of construction, and special features such as basement finish, fireplaces, walk-out basements, etc. Characteristics involving the land are also observed, such as the number of acres of land including the different types of land as well as determining the amount of front footage on water and the quality of the shoreline involved.
• Appraising Property
  • The Cass County Assessor's Office utilizes a computer-assisted mass appraisal system in order to gain a high level of uniformity and equity during the assessment process. Our system uses a modified cost approach, which incorporates recent real estate market activity in order to keep pace with the market.
  • According to state law, the Assessor's market value is supposed to represent 100% of real value as expressed in the market place. The Minnesota Department of Revenue and the Minnesota Tax Court sit in judgment annually to determine whether the Assessor's Office has done its job according to statute. The performance of the Assessor's Office is measured statistically by the use of sales ratio analysis. By law, assessor's values are supposed to be within 90% and 105% of sale price. If this level of assessment is not achieved, the county is subject to valuation adjustments by the Department of Revenue or The Minnesota Tax Court. 
  • Cass County has consistently been in compliance with this requirement.

4. What do you do with property tax revenue?

In Minnesota, property taxes provide most of the funding for local government services. Cass County collects the taxes and distributes the money between the county, cities, townships, school districts, and special districts such as Region V Development Commission. Also, the county collects, settles, and distributes the General State Tax back to the State of Minnesota.

5. What is Market Value?

As referred to under the Assessor responsibilities question, the Assessor is responsible for valuing a property at its market value. Market value can be defined as the highest price in terms of money that a property will bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably, and assuming that neither is under undue duress.

6. Who are these Appraisers, and what are their credentials?

A Cass County appraiser operates under a County-wide Assessment System. All assessments throughout the entire county are performed from the County Assessor's Office, under the direction of the County Assessor. The staff appraisers employed by the County Assessor are professionals. Stringent training and experience requirements are set by the State Board of Assessors, which governs and administers the licensure of Ad-Valorem property appraisers.

Cass County requires additional training in areas of management, organization, customer service and continuing appraisal education.

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1. What is home care?

Home Care encompasses a wide range of health services within your home. These services are delivered at home to recovering, disabled, chronically or terminally ill persons in their own homes. Their needs may be medical, nursing, social, therapeutic treatment and/or assistance with the essential activities of daily living. Services are provided to all ages from new born, children, adults to elderly.

2. When is home care appropriate?

There are many situations in which home care would be beneficial such as following a hospitalization for recovery from surgery, new diagnosed illness, following a nursing home stay, or gradual decline of health status.

3. How do I qualify?

Your physician must order home care services. Based on payer of services, other qualifications may be required to be met.

4. Who pays for home care?

Many insurances pay for home care service including Medicare, Private Insurance, Veterans Administration, Medicaid, Alternative Care, Long Term Care Insurance Policies, Private Pay, Waivered Programs and more.

5. Who should I contact?

Cass County Public Health Home Care can be contacted at 218-547-1340, ask for the Adult Intake worker who will assist in obtaining information and answer questions to get you started.

6. What services does home care provide?

Skilled Nursing:

• Intermittent nursing services ordered by a physician for a recipient whose illness, injury, physical, or mental condition creates a need for the service. 
• Nurse provides skilled observation and assessment, disease management instruction, evaluation of patients care plan, teaching and training, and skilled procedures.

Physical Therapy:

• Provided by Licensed Professionals to meet acute goals of rehabilitation towards independence.

Home Health Aide: 

• Certified as Home Health Aide to provide hands on care for personal cares, bathing, simple dressing change, medication reminders, exercise and ambulation.

Homemaking:

• Includes general household activities including but not limited to meal preparation, routine household care, support of assistance of instrumental activities of daily living, providing support, monitoring safety and well being. This service does not provide hands on care and only provided along with home health aide services.

Respite: 

• Service provided to a patient on a short-term basis to provide for relief of the unpaid caregiver.

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1. When does plowing begin?

The County will not usually dispatch plows until after a snowfall has stopped. Exceptions may be made during extended snowfalls, but plows will not be sent out in hazardous conditions.

If snowfall stops during regular working hours, plows may be dispatched at that time. If the snowfall stops during the night or early morning, plows will be dispatched in time to accommodate the traveling public. Weekend plowing will be handled the same way.

2. What gets plowed?

The County plows County roads, plus those of some other units of government by contract, such as townships. Cass County has more than 1,742 lane miles of roads that are maintained. Roads are prioritized and township roads are the last to be plowed.

3. What is the plowing procedure?

The County does not assure a completely bare road and it will not sand entire sections of roadway. Phased plowing - There are three phases to the process.

1. Make the road passable by cleaning one lane in each direction.
2. Widen the lanes to the edge of the shoulders. Sanding takes place at problem locations, including intersections, curves, hills, and bridges. The salt mixture varies with temperature and road conditions.
3. Cleanup, during which ice and slush are removed and the sun is allowed to do its work.

4. What about property damage caused by plowing?

Fence and mailbox damage: the County will repair at its expense only those fences and boxes that are properly located and installed and which were damaged by actual contact with County equipment. Damage resulting from snow flying from the plow is not the responsibility of the County.

5. What is my responsibility?

County residents are reminded that it is unlawful to plow snow from driveways onto or across County roads. Piles of snow left on or near the road can freeze into a solid mass, creating a hazardous situation for vehicles and snowplows. Accidents and damages caused by snow piles placed in the roadway may result in liability to the property owner. Piles of snow increase the chances of snow drifting onto the roadway. As snow is plowed from roadways, operators leave as little snow as possible across driveways. County removal of this snow is not feasible and is the property owner's responsibility.

6. What about parked vehicles?

County residents are reminded to remove parked vehicles from County roads so as to assist in snow removal.

7. What if I get stranded or stuck?

Stranded motorists - The County highway department may assist stranded motorists by contacting law enforcement/emergency personnel. The department will not attempt to remove stuck vehicles from ditches, snowbanks, or any other impediment.

8. What about sidewalks?

Sidewalks on County or County State Aid Highways within Municipalities are the responsibility of the Municipality.

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1. How often do I have to apply for homestead?

Once the property is granted the homestead classification, it will not be necessary for you to reapply for the classification. However, the County Assessor may at any time require you to provide an additional application or such proof, as they deem necessary to verify that you continue to meet the requirements of the homestead classification. Relatives of owners claiming homestead classification will be sent a questionnaire every year to confirm they are still living on the property, which they need to complete, sign and return in order to retain this classification. If this is not returned, the homestead classification will be removed for that assessment year.

2. How will I know if my homestead application has been received in the Assessor's Office?

Once your homestead application has been received, it will be reviewed. You will be sent a letter from the County Assessor with the result of our findings and the year of assessment and tax this homestead classification would affect.

3. What about homestead for property owned by a trust?

Most trusts can qualify for homestead. A Certificate of Trust must be submitted and approved by the County Assessor, or the complete signed Trust must be provided for the Assessor’s review. Call the Assessor’s Office, at 218-547-7298 if you have any questions.

4. What do I have to do to get homestead classification?

To receive homestead you must comply with all the following requirements:

• You must qualify as outlined above. You will be required to show proof of ownership and may be required to show proof of occupancy.
• All property owners or qualified relatives who changed residences during the past year and are using it for homesteading purposes as of December 1st must make an application for homestead with their County Assessor before December 31st.
• In the case of manufactured homes assessed as personal property, you must establish a homestead and an application must be made by May 29th of that year.
• You must provide the signatures and social security numbers of all owners claiming homestead.
• If the property is occupied by a relative, all of the owner’s relatives claiming homestead must sign and submit their social security numbers on the application. Also, all of the owners’ names and their social security numbers must be listed under the Names of the Owner(s) section on the application.

5. What if I move?

If at any time the property is sold, or you change your primary residence, state law requires that you notify the County Assessor within 30 days. If you fail to notify the County Assessor within the 30 days, you may be required to pay the tax, which is due on the property based on the correct property class plus a penalty of the same amount.

6. What is homestead classification and who qualifies?

A homestead classification may qualify for a market value reduction (a tax bill based on a reduced taxable value). A property that is valued at $76,000 will receive the maximum market value exclusion, this exclusion is reduced until a property value exceeds about $412,000, at which point there is no exclusion. To qualify for homestead classification and market value exclusion the property must be occupied as a person’s primary and principal place of residence for all legal purposes. In order to qualify for homestead credit, you must meet all of the following requirements:

• You must be one of the owners of the property or be a qualifying relative of one of the owners.
• You must occupy the property as your primary and principal place of residence for all legal purposes. Token or temporary occupancy does not qualify.
• You must be a Minnesota resident.

7. What will happen if I file a false homestead claim?

A property owner who obtains or attempts to obtain homestead classification for a property other than his or her primary place of residence or the primary place of residence of his or her qualifying relative is under state law subject to a fine of up to $3,000 and/or up-to one year of imprisonment (Minnesota Statute 609.41). In addition, the property owner will be required to pay all tax, which is due on the property based on the correct property class plus a penalty equal to the same amount (Minnesota Statute 273.124, Subdivision. 13).

8. Why must I provide my social security number?

Even though social security numbers are private information, under Minnesota Statute 273.123, Subdivision. 13, they must be provided before a homestead can be granted. Social Security numbers will be used with the help of the Department of Revenue to determine if owners or relatives of owners have applied for more than one homestead.

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1. How do I obtain a building permit?

Please contact the Environmental Services Department at 218-547-7241.

2. Can I cut firewood on County owned land?

You can obtain a permit for downed wood only on a first come first serve basis.  $25 for up to 10 cords.

3. Can I hunt on Cass County Lands?

You may hunt Cass County Lands.  Minnesota State Hunting Regulations apply.

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1. How do I appeal the value of my property?

The notice of your assessed value mailed every spring contains information about the process to appeal your value, or you can contact the Cass County Assessor’s Office year-round at, 218-547-7298 or via email. The Minnesota Department of Revenue also has a fact sheet on this subject to assist found on their website.

2. How do I get a property tax refund?

The property tax refund program is a state program. While we can’t answer questions regarding this program, we can provide a link to the forms and instructions provided by the State of Minnesota.

3. I didn’t pay my taxes last year - now what do I do?

Call the Auditor-Treasurer’s Office at, 218-547-7260, to find out the amount of past-due taxes, which will include late payment penalties and interest. Our staff can advise you on options for payment.

4. I don’t understand how my property taxes are calculated. Where can I find help?

The Minnesota Department of Revenue’s fact sheet website may be of help to you. For individual questions, call the Cass County Auditor-Treasurer’s Office at 218-547-7260.

5. I just retired in Cass County and need to homestead my property here. How do I do that?

File your homestead application with the Cass County Assessor’s Office. Visit the homestead page for more information and an application form.

6. I just sold my property on a Contract for Deed - am I still responsible for the taxes?

Only the new contract holder will receive the annual property tax billing statement, but it is the responsibility of the seller/owner to monitor whether or not the taxes have been paid. The Property Tax Billing and Collection Procedures fact sheet has more information.

7. I’m disabled - am I eligible for a tax reduction?

You may be, depending on your circumstances. Minnesota law gives some property tax relief to qualified blind and disabled persons, and under a separate program, to disabled veterans. The Cass County Assessor’s Office can assist you in determining if you are eligible and with the application process. See the Minnesota Department of Revenue’s fact sheet for more information about the market value exclusion on homestead property of qualifying disabled veterans.

8. I moved - now what do I do?

Call, mail, or email our Address Change Request (Online Form) to the Auditor-Treasurer’s Office as soon as possible to update your address. Failing to provide a current address may cause delays or non-delivery of time-sensitive tax statements and other critical property-related mailings to property owners. 

While no owner names can be changed in property tax records without the recording of a legal document, please provide taxpayer address changes as soon as possible, including addresses in care of other parties.

If you are relocating to Cass County as a permanent resident, register to vote online at the Minnesota Secretary of State’s website, or visit the Elections/Voting pages of the Cass County website.

9. I own a summer business which operates between May and August - when are my taxes due?

Businesses that earn 60 percent of their gross income from May through August have a later due date if a tax deferral form is filled out. Return the Commercial Tax Deferral Form (PDF) to extend the 1st half due date until May 31st for eligible businesses.

10. What’s this refuse management fee on my taxes?

Formerly known as the “solid waste fee”, the refuse management fee is charged to improved real estate and personal property parcels based on building type and classification. The collection of this fee began in 1990 to fund waste disposal and recycling programs in Cass County. The Cass County Board has historically supported a flat fee for funding these necessary services instead of funding these costs through the annual levy. This fee is uniformly applied to all identified improved parcels with an assessed value of at least $1,000, based on the following schedule. More information and the locations of recycling bins and waste disposal transfer stations can be found in the Solid Waste and Recycling document (PDF).

•  Residential & seasonal properties - $66
•  Commercial properties based on building value:     
  •  Under 9,999 - $66
  •  10,000 to 99,999 - $150
  •  100,000 to 499,999 - $300 
  •  500,000 & up - $500
•  Apartment, per unit - $12
•  Non-commercial tax-exempt buildings - $66

11. When are my taxes due?

It varies, depending on the classification of your property:

• Taxes on residential homestead property are due May 15 and October 15. 
  • Resorts have until May 31 to pay. 
• Mobile home taxes are due on August 31 and November 15. 
• Agricultural property taxes are due May 15 and November 15.

12. When do taxes start incurring penalties and can the penalties be waived?

If you pay your first half or second half property tax after the due date, a penalty will be added to your taxes. The later you pay, the greater the penalty. Also, additional interest is charged once the payment remains past due on January 2nd of the following year. See the back of the tax statement for the penalty schedule and more information. Penalties and interest rates are set by state statute.

13. Why did my classification change from Homestead to Non-Homestead?

All questions regarding classification or value can be directed to the Cass County Assessor’s Office.

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1. How do I obtain a copy of my deed?

You may request a copy either in person or by mail or fax with payment upfront. Copies are $1 per page with a $2 minimum when mailed out. Copies can be faxed or emailed with payment up front at a cost of $4 for the first page and $3 for every page thereafter. (Note: It is helpful if you know the approximate year the deed may have been recorded and the abbreviated legal description from the tax statement. A parcel ID number is also helpful, but please keep in mind that documents are recorded by the legal description, not the parcel ID number. Parcel ID numbers are for tax purposes only.) If you need the copy immediately, then you should use a credit card to search via the internet. It is a little bit more expensive but you can print your copy right away or download to your computer by printing it as a PDF.

2. Will the Recorder/Registrar's Office help me fill out my forms?

No. Please consult a legal advisor for assistance on types of forms, how to complete forms or for legal advice. The Recorder's Office personnel cannot provide assistance in these areas as it is against the law to give legal advice unless you are a licensed attorney.

3. Where are real estate forms available?

Minnesota Uniform Conveyance Blank forms are available from area attorney's offices or abstract/title companies or from the Minnesota Department of Commerce website (PDF).  The Recorder's Office does not create any documents for liability reasons (Also see question number 2).

4. How can I search a property?

You may either contact an abstract/title company, an attorney, or come in to the office and do the research yourself. Office personnel will be happy to show you how to get started. Due to time constraints, it is our policy that office personnel will only do a two-year tract check.

5. What methods can I use for a search?

We recommend that you do multiple separate searches: 

• Legal description search
• Name search (seller/buyer)
• Parcel number search

6. How do I homestead?

Contact the Assessor's Office at 218-547-7298 or visit the Homestead page.

7. How do I figure deed tax or mortgage registration tax?

View the Mortgage Registration Tax (PDF) for information on figuring deed taxes or mortgage registration taxes.

8. How can I find out whether a property is abstract or torrens?

See the attached listings.

Abstract/Torrens Listing for Platted Property (PDF) or Unplatted Torrens Property (PDF).

Examples:

• Platted Property has a lot number, block number and plat name, such as: Lot 1, Block 2, Park Lawn.
• Unplatted Propertyis described by section number, township number, range number and either by government lot or by forty, such as:
  • East 230 feet of Government Lot 3, Section 5, Township 140, Range 29 or that part of the NE¼ SW¼, 8-136-30 lying west of County Road Number 5

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1. What are the additional eligibility requirements?

• Resident of Cass County
• Needs the service because no other transportation is available. This means that no one in the household is available to drive, or the person has no car or is not able to drive due to medical reasons.

2. What trips does the program cover?

• Clinics, Doctors, Hospitals, Dentists, Chiropractors, and other medical trips
• Grocery shopping (Once a week in the person's town)
• Banking, legal, Social Security, Social Services, etc.

Any trips taken outside the service area (over 100 miles one way) must also be authorized.

3. Is there a fee?

The following fee schedule will be put into effect January 1, 2014:

• 1 to 20 Miles: $5
• 21 to 150 Miles: $10
• 151 to 250 Miles: $20
• 251 to 400 Miles: $30
• 400+ Miles: $30 plus $0.10 for each additional mile

We appreciate your support of this new fee structure to ensure the continued availability of this valuable program!

4. Who are the drivers?

Our drivers are volunteers. They donate their time and their vehicles and are paid the current Internal Revenue Service (IRS) rate per mile for their trips. Drivers are furnished with excess liability insurance, but they must provide their own auto insurance.

5. How do I sign up for this program?

To use the service, you must be registered as a rider with the program. To register as a rider or for more information, contact the Program Coordinator, Jessi Babb via email or at 218-947-7530.

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1. Can I call an inmate in the Cass County Jail?

Messages can be left for inmates on our inmate message line: 218-610-0770.

2. What are the jail visiting hours?

Male Hours

• Wednesday evenings, 6 to 9 pm
• Thursday afternoons, 1 to 4 pm
• Saturday afternoons, 1 to 3 pm

Female Hours

• Wednesday afternoons, 1 to 4 pm
• Thursday evenings, 6 to 9 pm
• Saturday afternoons, 3 to 5 pm

Please note: Visitors will have a minimum of 15 minutes of visiting time. If time permits, visits can be longer.

3. What address do I use to send mail to an inmate at the Jail?

Cass County Jail, Inmate Name
P.O. Box 1119
Walker MN 56484

4. What is the "Huber Law?"

Courts and the Sheriff's Office authorizes people to work their regular employment while incarcerated in Jail. The cost is $140 per week, payable in advance. They may work a maximum of 50 hours of work. They may work a maximum of 6 days in a row.

5. What items can be dropped off at the Jail for an inmate?

Money can be left at the Jail Central Control for persons in custody. Items that cannot be left for inmates include books, notes, letters, newspapers, magazines, and any other personal property without permission of Jail Administration.

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1. How can I contact the deputy who handled my complaint?

To contact a deputy, you can call our toll-free number 800-450-2677 or local number 218-547-1424. You will be able to leave a message with the dispatcher or use the directory to email the Deputy directly. 

2. Who do I call if I have information on a crime?

Call 800-450-COPS (2677). This is our Tip Line, which allows you to remain anonymous when reporting a crime.

3. How can I obtain my E911 address?

If you are inquiring as to what your current E911 address is, you can call the Cass County Sheriff's Office at 218-547-1424 or 800-450-2677 and we will provide you with that information.

4. How do I obtain a background check on an employee or myself?

Obtain a copy of another person's Public record.

5. Can I call the Sheriff's Office for weather information or road conditions?

No, the Sheriff's Office does not have local weather information or road reports. Calling the Sheriff's Office during bad weather ties up the phone lines and dispatchers during peak times during which emergencies occur. Your call may be preventing someone else from receiving emergency assistance as quickly as possible. Listen to your local radio stations, call one of the following numbers, or visit the following weather or road condition websites:

• Weather
• Road Conditions

Weather/road condition phone numbers:

• Minnesota 800-542-0220
• Minnesota 800-657-3694 (Detroit Lakes State Patrol)
• North Dakota 800-472-2686
• South Dakota 605-367-5707
• Iowa 515-288-1047
• Montana 406-444-6339
• Nebraska 402-471-4533
• Wyoming 307-635-9966
• Wisconsin 800-762-3947
• Brainerd 800-828-2570

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1. How can I contact the Deputy/Investigator working on my case?

To contact an investigator or deputy, you can call our toll-free number 800-450-2677 or local number 218-547-1424. You will be able to leave a message with the dispatcher or be transferred to the deputy's or investigator's voicemail.

2. How can I find out when a Deputy/Investigator is on duty?

Call dispatch at 800-450-2677 or local number 218-547-1424. They will be able to tell you when the Investigator or Deputy you are looking for is working.

3. How can I obtain information on my case?

To find out the status of an investigation, you need to contact the Investigator or Deputy in one of the above ways. To obtain a copy of your report, you need to contact Records at 218-547-7304.