North Mankato, MN · Updated Oct 2026

What a North Mankato home costs each year

Property tax, water, trash and energy from public rates. Look up your address to make it yours, and see how to pay less.

Suggestions as you type come from Google; the lookup uses free public map services to find who serves it. Not stored unless you save your house.

Example · a North Mankato house

$9,050a year · $754 a month

Starts at the typical market value, $305,100; your assessed value is often lower. Typical use.

Property tax$3,842
1.632% of $305,100, less $19,091 homestead market value exclusion and less $500,000 the 1.25% class rate applies only to market value above $500,000
Electricity and gas$2,046
587.82 kWh a month $1,198 · 61.79 therms $848
Water and sewer$1,082
7,000 gallons a month on City of North Mankato: water $35, sewer $49, stormwater surcharge (single-family, proposed 2026 rate) $6 a month
Trash$307
65-gallon cart, $26 a month
Home insurance$1,774
Typical premium $1,774

A North Mankato house at the typical market value ($305,100) costs about $9,100 a year: $3,840 property tax and charges, $1,080 water and sewer, $310 trash, $2,050 electricity and gas, $1,770 home insurance. Estimated from public rates, not anyone's actual bill.

Rates checked Oct 29, 2026. Insurance: what you enter, or a typical premium until you do. Sources are listed at the bottom.

Ways to pay less

One change saves this house about $15 a year:

Seniors 65+: $1.25 off any size garbage
$15 a year
North Mankato lists a senior discount (age 65 and older) of $1.25 off any size garbage cart.
How: Listed as the senior discount (age 65 and older) on the city's utility billing rates page.

Worth checking

Switch to the 35-gallon cart cartUp to $66 a year
Your cart costs $26 a month; the smallest costs $20. Worth it if you rarely fill it.
How: If a different sized cart for garbage or recycling is desired, call City Hall at 507-625-4141
Apply for homestead by December 31
Homestead is for the property you own and occupy as your primary home. The homestead market value exclusion is 40% of value for homesteads valued at $95,000 or less (a maximum of $38,000), is reduced as values rise, and phases out at $517,200 or more.
How: Apply to your county assessor by December 31 to qualify for taxes payable the next year.
Claim the Minnesota property tax refund
Minnesota homeowners may get a Property Tax Refund based on income and property taxes.
How: File with the Minnesota Department of Revenue by August 15 (late filing allowed up to one year).
Veterans with a disability: $150,000 or $300,000 market value exclusion$150,000 or $300,000 market value exclusion
Honorably discharged veterans with a 70% or greater service-connected disability can get a $150,000 market value exclusion; a 100% permanent and total disability rating qualifies for $300,000.
How: The property must have a homestead classification; you must own and occupy it on December 31.
Seniors 65+ (if married, one 65+ and the other at least 62) with household income of $96,000 or less: defer property taxes
You must be 65 or older in the year you apply; if married, one of you is 65 or older and the other is at least 62. The Senior Citizens Property Tax Deferral caps the tax you pay at 3% of household income; the state pays the rest as a loan, repaid with interest when you sell the home or voluntarily cancel the deferral. You must have owned, lived in and homesteaded the home for the last 5 years, have no reverse mortgage, life estate, state or federal tax liens or judgment liens, and other liens must be under 75% of the estimated market value.
How: Apply by November 1 to defer your property taxes the following year.

Adjust to match your bills

What you knowTrash cartPrices are the refuse rate plus the $8.00 curbside recycling rate, with the 9.75% state solid waste management tax added to the refuse rate.

Value before exemptionsUse the estimated market value on your 2025 valuation notice. Parts of North Mankato in Blue Earth County have different rates.

I live here and have the Homestead market value exclusion and The 1.25% class rate applies only to market value above $500,000

Home insurance, a yearFrom your policy. We start at $1,774, NAIC average HO-3 homeowners premium for Minnesota, 2022, as published by the Insurance Information Institute.

Your use

Water, thousands of gallons a month

On your water bill. A typical house uses 5,000–8,000 gallons.

Electricity, kWh a month

On your Xcel Energy bill. An electric car adds about 300 kWh.

Gas, therms a month (yearly average)

Money dates

Dec 31in 57 daysApply to the county assessor for homestead to qualify for taxes payable next year
May 15First-half real property taxes due
Aug 15Minnesota property tax refund (Form M1PR) due; you may still file up to one year late
Oct 15Last day to pay the second half of real estate taxes (unless part of the parcel is classified 2a agricultural land)

Who serves this house

Water: City of North Mankato; City of North Mankato residential water: $3.93 per 1,000 gallons (2026) plus an $8.50 monthly charge for a 5/8"-1 1/4" meter
Property tax: 1.63% of value; 2026 taxes payable (county and housing authority rates are payable 2024; city, school and Region 9 are 2026)
Garbage: City of North Mankato; Utility bills are mailed for water, sewer, garbage and recycling
Sewer: City of North Mankato; Sewer is billed on the city utility bill by water used
Electricity: Xcel Energy; Xcel lists North Mankato among the Minnesota communities it serves with electricity
Gas: CenterPoint Energy; CenterPoint lists North Mankato among the Minnesota communities it serves
Schools: Mankato Area Public Schools (ISD 77); School district 0077 - Mankato in the Blue Earth County rate table

Pay or manage your bills

Other MN cities

Apple Valley home costs Cottage Grove home costs Edina home costs Farmington home costs Lakeville home costs Little Falls home costs Maple Grove home costs Plymouth home costs Shoreview home costs Vadnais Heights home costs Woodbury home costs Andover home costs Shakopee home costs Champlin home costs Eagan home costs Otsego home costs Fairmont home costs Rochester home costs Chanhassen home costs Maplewood home costs St. Michael home costs Inver Grove Heights home costs Forest Lake home costs Chaska home costs Burnsville home costs North Branch home costs Stillwater home costs Roseville home costs Buffalo home costs Victoria home costs Oakdale home costs Rosemount home costs Blaine home costs Hermantown home costs Columbia Heights home costs St. Cloud home costs Dayton home costs Elk River home costs New Brighton home costs Savage home costs Eden Prairie home costs Little Canada home costs North St. Paul home costs Mankato home costs Rogers home costs Anoka home costs East Bethel home costs Coon Rapids home costs Brooklyn Center home costs Crystal home costs Hutchinson home costs Richfield home costs Brooklyn Park home costs Moorhead home costs Faribault home costs New Hope home costs Waconia home costs Northfield home costs Fridley home costs Ramsey home costs Owatonna home costs Austin home costs Albert Lea home costs Hugo home costs Sauk Rapids home costs Worthington home costs Big Lake home costs Mendota Heights home costs Robbinsdale home costs Mounds View home costs Cambridge home costs

How these numbers are made

Water and sewer: City of North Mankato 2026 rates: $3.93 per 1,000 gallons and an $8.50 monthly charge for water; sewer is $18.50 for the first 2,250 gallons then $6.85 per 1,000 gallons. Stormwater is the $6.00 single-family 2026 rate: the city's rate table lists $6.00 for 2026 (labelled proposed) and its 2026 Truth in Taxation budget notes a $0.50 stormwater rate increase from $5.50; no separate adopted-rate document is posted.
Garbage: refuse by cart size plus the $8.00 curbside recycling rate. The 9.75% state solid waste management tax is added to the refuse rate only (the city page does not say whether recycling is taxed; applying it to both would add about $0.78 a month on a 65-gallon cart); sales tax is not added.
Property tax: most of North Mankato is in Nicollet County, which has not posted rates newer than taxes payable 2024, so the county rate (44.314%) and housing authority rate (0.199%) are 2024 and the other parts use the city's projected 2026 rate (49.071%, from the Truth in Taxation presentation; the 1.591% change there is percentage points from 47.48%) and the ISD 77 and Region 9 rates from the Blue Earth County payable-2026 table. The calculator applies the homestead exclusion and the 1.00% class rate (1.25% above $500,000). The starting value is the city-reported median home value.
Electricity: Xcel basic service charge plus the 2024 EIA average Xcel Minnesota residential revenue per kWh with the charge removed. Gas: CenterPoint $9.50 monthly basic charge plus the $1.00 North Mankato franchise fee ($10.50 fixed in total) and per-therm delivery, gas cost and riders.
Insurance: the 2022 NAIC statewide average premium for Minnesota (HO-3).
Nothing here is legal, tax or insurance advice.

Sources

How North Mankato compares

A typical North Mankato house against the 72 Minnesota cities we cover, using the same default numbers as the total above.

Per year	North Mankato	Median	Where it falls
Property tax rate	1.63%	1.49%	higher than 47 of the other 68 Minnesota cities we cover
Water	$419	$390	higher than 41 of the other 71 Minnesota cities we cover
Sewer and utility-bill fees	$662	$661	higher than 36 of the other 71 Minnesota cities we cover
Trash	$307	$282	higher than 12 of the other 20 Minnesota cities we cover
Electricity and gas	$2,046	$2,120	lower than 45 of the other 71 Minnesota cities we cover
Home insurance	$1,774	$1,774	in the middle of 70 other Minnesota cities we cover
Total	$9,050	$9,629	lower than 49 of the other 71 Minnesota cities we cover

Cities bill differently (some put trash on the tax bill, some cover more services), so a higher number isn't necessarily worse. The property tax rate is compared instead of dollars because house values differ.

Common questions about North Mankato house costs

What is the property tax rate in North Mankato?

About 1.63% of the value before exemptions a year (2026 taxes payable (county and housing authority rates are payable 2024; city, school and Region 9 are 2026)), plus flat charges on the same bill.

How much is property tax on a $500,000 house in North Mankato?

About $6,651 a year on $500,000 of the value before exemptions with the homestead market value exclusion.

How much is the water bill in North Mankato?

About $90 a month for water and sewer at typical use (7,000 gallons a month) on City of North Mankato.

How much does trash pickup cost in North Mankato?

$20 to $31 a month, depending on the trash cart size (35-gallon cart, 65-gallon cart, 95-gallon cart).

When is property tax due in North Mankato?

May 15: First-half real property taxes due Aug 15: Minnesota property tax refund (Form M1PR) due; you may still file up to one year late

Can seniors lower their property tax or bills in North Mankato?

Yes. Seniors 65+ (if married, one 65+ and the other at least 62) with household income of $96,000 or less: defer property taxes: You must be 65 or older in the year you apply; if married, one of you is 65 or older and the other is at least 62. The Senior Citizens Property Tax Deferral caps the tax you pay at 3% of household income; the state pays the rest as a loan, repaid with interest when you sell the home or voluntarily cancel the deferral. You must have owned, lived in and homesteaded the home for the last 5 years, have no reverse mortgage, life estate, state or federal tax liens or judgment liens, and other liens must be under 75% of the estimated market value.

How much does a house in North Mankato cost to run each year?

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