Property Assessment

Minnesota Statute 273.08 requires the assessor to view properties at least  once every five years for property tax assessment purposes. This inspection is intended to verify and correct the county assessment records.

2022 REASSESSMENT NOTICE

Staff appraisers from the County Assessor’s office will be taking photos and viewing the exterior and interior of properties in North Mankato over the next few months. All appraisers will be wearing a vest with Nicollet County printed on the back, and have county identification with them. If an interior inspection is required, we will contact the property owner to schedule an appointment.  Please notify any household members/tenants that may be home during the day that we will be visiting and knocking on the door.  If no one is home at the time of our visit, a notice will be left at the property so they are aware we have been there.

Property owners can call the Assessor’s Office at 507-934-7062 to verify the identity of the appraiser or with any questions or concerns.   

2022 COMMERCIAL/INDUSTRIAL/APARTMENT REASSESSMENT NOTICE

A staff appraiser from the County Assessor’s office will be taking photos and viewing the exterior and interior of commercial/industrial property in North Mankato, and taking photos and viewing the exterior and interior of common areas of apartment buildings in North Mankato.  All appraisers will be wearing a vest with Nicollet County printed on the back, and have county identification with them.

Inspection protocol may be subject to change throughout the year depending on the current pandemic situation.

Property Tax Assessment

In Minnesota, property taxes provide most of the funding for local government services. Each property’s share of taxes is determined according to its value, classification (use), and the property tax levies.

Assessment Responsibilities

Nicollet County assessors are responsible for estimating property values and setting property classification for tax purposes. Our department sends the property valuation (Value Notice) each spring to every property owner in Nicollet County. We administer a variety of property tax credit programs including Homestead, Green Acres, and Disaster Tax Credit. We address property valuation concerns and appeals and provide assessment and value information to the County Board, Local Boards of Review, and to the public.

The Assessor’s responsibility is with market value and classification, not taxes. The Public Services Office handles collecting taxes and determining tax rates. The Minnesota State Legislature establishes property tax laws.

Annual Assessment Date

All property is valued and classified as of January 2 of each year. This value is used to calculate taxes the following year. If a property is only partially complete on January 2, it will have a partial value for that year’s assessment. If a structure is complete on January 2, but it burns down on January 3, the fully assessed value still applies for that assessment year.

State Assessor Requirements

All assessors employed in Minnesota are required to hold 1 of 4 levels of licensure:

• 1st Level: Certified Minnesota Assessor (CMA)
• 2nd Level: Certified Minnesota Assessor Specialist (CMAS)
• 3rd Level: Accredited Minnesota Assessor (AMA)
• 4th Level: Senior Accredited Minnesota Assessor (SAMA)

Determining the Required Licensure Level

The complexity of area taxing districts and the total market valuation in several classes of property determine which licensure level is required. The authority to value income-producing properties is also restricted by law to only licensed assessors who have successfully completed at least 2 income classes. Extensive course work, written exams, oral exams, and/or the presentation of form or narrative appraisals along with required years of experience in the field must be satisfactorily accomplished by these individuals seeking licensure. Additionally, assessors must satisfy the established requirements for continuing education every 4 years to maintain their current licenses.