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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)
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.
The Assessor has a number of different tasks:
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.
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.
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.
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.
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.
Your physician must order home care services. Based on payer of services, other qualifications may be required to be met.
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.
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.
Home Health Aide:
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.
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.
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.
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.
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.
County residents are reminded to remove parked vehicles from County roads so as to assist in snow removal.
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.
Sidewalks on County or County State Aid Highways within Municipalities are the responsibility of the Municipality.
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.
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.
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.
To receive homestead you must comply with all the following requirements:
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.
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:
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).
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.
Please contact the Environmental Services Department at 218-547-7241.
You can obtain a permit for downed wood only on a first come first serve basis. $25 for up to 10 cords.
You may hunt Cass County Lands. Minnesota State Hunting Regulations apply.
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.
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.
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.
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.
File your homestead application with the Cass County Assessor’s Office. Visit the homestead page for more information and an application form.
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.
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.
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.
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.
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).
It varies, depending on the classification of your property:
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.
All questions regarding classification or value can be directed to the Cass County Assessor’s Office.
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.
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.
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).
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.
We recommend that you do multiple separate searches:
Contact the Assessor's Office at 218-547-7298 or visit the Homestead page.
View the Mortgage Registration Tax (PDF) for information on figuring deed taxes or mortgage registration taxes.
See the attached listings.
Abstract/Torrens Listing for Platted Property (PDF) or Unplatted Torrens Property (PDF).
Any trips taken outside the service area (over 100 miles one way) must also be authorized.
The following fee schedule will be put into effect January 1, 2014:
We appreciate your support of this new fee structure to ensure the continued availability of this valuable program!
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.
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.
Messages can be left for inmates on our inmate message line: 218-610-0770.
Please note: Visitors will have a minimum of 15 minutes of visiting time. If time permits, visits can be longer.
Cass County Jail, Inmate NameP.O. Box 1119Walker MN 56484
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.
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.
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.
Call 800-450-COPS (2677). This is our Tip Line, which allows you to remain anonymous when reporting a crime.
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.
Obtain a copy of another person's Public record.
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 condition phone numbers:
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.
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.
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.