Hennepin County property tax calculator

How Hennepin County property tax is calculated

Minnesota does not tax a home's value directly. The market value minus the homestead exclusion is the taxable market value; the class rate turns that into net tax capacity, and each taxing district's local tax rate is a percent of that capacity. School referendum levies are charged separately on market value.^[1][2]

Tax = (Taxable market value × class rate) × local tax rate + Market value × referendum rate

The Minnesota Department of Revenue's own worked example: a $314,000 homestead gets a $18,290 exclusion, leaving $295,710 and a net tax capacity of $2,957; at a 93.5% local rate that is $2,765, plus $149 of referendum tax, $2,914 in all. Our calculator gives the same answer.^[1]

Homestead class rate and the market value exclusion

A residential homestead (class 1a) is taxed at 1.00% of its first $500,000 of taxable market value and 1.25% above; the $500,000 breakpoint is fixed in statute.^[2][4] Before that, the homestead market value exclusion takes 40% of the first $95,000 of value off (at most $38,000), shrinks by 9% of the value above $95,000 and disappears at $517,200.^[2][1]

At $400,000 the exclusion is only $10,550, so it cuts a Minneapolis bill from $5,862.80 to $5,723.10. It is automatic once the home is classified as a homestead: own, occupy and apply with the assessor by December 31.^[8][2]

Hennepin County property tax rates by city

More than 70 local governments and 22 school districts levy taxes in Hennepin County, and every unique taxing area adds up their rates.^[7] Hennepin County itself is the second-largest piece after the city in Minneapolis, 36.812% of tax capacity.^[5]

Proposed rates for taxes payable 2026 were higher in every city in the table: Minneapolis 138.070%, Bloomington 119.679%, Edina 111.050% and Brooklyn Park (Osseo schools) 127.670%.^[19][20] Truth in Taxation notices for taxes payable 2027 go out in mid to late November 2026, with public meetings from November 25.^[9][7]

Hennepin County property tax due dates

Tax statements are mailed in March. The first half is due May 15 and the second half October 15; a tax of $100 or less is due in full in May.^[9][10]

• March (2026 assessment notices: March–April 2026, for taxes payable 2027) — Valuation notice (assessment as of January 2) mailed
• Mid to late November (taxes payable 2027 notices: November 2026); Truth-in-Taxation meetings November 25 – December — Proposed taxes / Truth-in-Taxation notice mailed
• March of the payable year — Tax statement mailed
• May 15 (next business day if weekend/holiday). If total tax is $100 or less, the whole amount is due then. — First half due (Homestead: 2% the day after the due date, another 2% on the first of the next month, then +1% on the first of each month through December, max 8% (nonhomestead 4%/4%/1%, max 12%))
• October 15 — Second half due (Same schedule as the first half, counted from the October due date)
• January 1 of the following year (penalty stops January 2, monthly interest starts; published in February; judgment, then a 1- or 3-year redemption period depending on class) — Delinquent

On a homestead a late half costs 2% the day after the due date, 2% more on the first of the next month, then 1% a month to a maximum of 8%.^[11][12] Dates for other counties are on property tax due dates.

Refunds, senior deferral and veterans

Minnesota's main homeowner relief is not on the tax statement: the Homestead Credit Refund (Form M1PR) from the Department of Revenue, for owners with household income under $142,490 for 2025 refunds, plus a special refund with no income limit when the net tax rose more than 12% and at least $100.^[15]

Senior Citizens' Property Tax Deferral (MN DOR, Minn. Stat. ch. 290B): homeowner 65+ (spouse 62+), household income $96,000 or less, home owned and occupied 5+ years, no state/federal tax liens or judgment liens, total liens no more than 75% of EMV. Taxes above 3% of household income are paid by the state and become a lien (max total deferral 75% of EMV minus existing liens). Apply to the Commissioner of Revenue by November 1 for the next year's taxes. Plus the income-based Homestead Credit Refund (M1PR).^[21][15] Other counties' programs are on property tax exemptions for seniors.

Market value exclusion (Minn. Stat. §273.13 subd. 34): $150,000 for a 70% or higher service-connected rating; $300,000 for 100% total and permanent (also surviving spouses, spouses of service members who died on active duty, primary family caregivers). Requires homestead status; apply by December 31; excludes the regular homestead market value exclusion.^[2][8]

How to appeal your Hennepin County value

Appeals run in the spring after the valuation notice, not when the bill arrives: call the assessor on the notice first, then go to your local board of appeal and equalization (April 1 to May 31) or Open Book meeting, then the Hennepin County Board of Appeal and Equalization in mid-June.^[3][13] Minneapolis, Bloomington, Brooklyn Park, Eden Prairie, Minnetonka and St. Louis Park have their own assessors.^[3][9]

You can also skip the boards and petition the Minnesota Tax Court by April 30 of the year the tax is payable, for example April 30, 2027 for the 2026 assessment.^[14] To compare your value with recent sales first, use the free property tax assessment appeal calculator (an estimate, not an appraisal, and not legal advice).

What Hennepin County homeowners typically pay

Census figures for 2024 put the median property tax paid by Hennepin County homeowners at $4,626 on a median home value of $396,100, an effective rate of about 1.17%.^[17][18]

The 2026 assessment puts Hennepin's total market value at $258.8 billion, up 2.7%, and the median single-family home at $414,200, up 3.3% from $400,900.^[22] Minnesota's effective rate is compared with other states on property tax rates by state.

Common mistakes

• Multiplying the local rate by market value. 132% sounds impossible because it is a percent of net tax capacity, about 1% of value, not of the value itself.
• Appealing after the statement arrives. The local and county boards meet in spring on the value for next year's taxes; by the time you pay, only the Tax Court is left.
• Claiming both exclusions. A veteran's exclusion replaces the homestead exclusion. Compare other counties from the property tax calculator.