What a Vadnais Heights house pays
Property tax, water, trash and energy from public rates. Look up your address to make it yours, and see how to pay less.
Sent only to free public map services to find who serves it. Not stored unless you save your house.
Starts at $421,900 of value before exemptions. Typical use.
- Property tax$5,930
1.746% of $421,900, less $8,579 homestead market value exclusion and less $500,000 1.00% class rate on the first $500,000
- Flat charges on the tax bill$74
VLAWMO storm sewer fee on most Vadnais Heights tax bills (2026; not in the Metro watershed area) $74
- Electricity and gas$2,284
587.82 kWh a month $1,222 · 71 therms $1,062
- Water and sewer$933
7,000 gallons a month on City of Vadnais Heights: water $26, sewer $44, surface water (residential single unit) $8 a month
- TrashNot included
Your zone's contracted hauler (Republic Services or WM) bills you directly; the price is not included
- Home insurance$1,774
Typical premium $1,774
A typical Vadnais Heights house pays about $11,000 a year: $6,000 property tax and charges, $930 water and sewer, $2,280 electricity and gas, $1,770 home insurance; trash is billed separately. Estimated from public rates, not anyone's actual bill.
Rates checked Oct 21, 2026. Insurance: what you enter, or a typical premium until you do. Sources are listed at the bottom.
Ways to pay less
Nothing here applies to every house automatically. These are worth checking:
File for homestead
Homestead can reduce the taxable market value of houses valued under $517,200, which may lower taxes, and it is one of the qualifying factors for the State of Minnesota Property Tax Refund.
How: Apply online with Ramsey County; the last day to apply is Dec. 31.
Claim the Minnesota property tax refund
The regular refund is based on household income and the property tax on your home; a special refund applies when your net property tax rose at least 12% and $100.
How: File with the Minnesota Department of Revenue by August 15; you may file up to one year late.
Seniors 65+: defer part of your property tax
With the Senior Citizens Property Tax Deferral, the tax you pay is 3% of household income and the state pays the rest as a loan, repaid with interest when you sell or cancel.
How: You must be 65 or older (if married, the other spouse at least 62) with household income of $96,000 or less; apply by November 1.
Veterans with a 70%+ disability rating: homestead exclusion
Ramsey County offers a property tax exclusion for the homestead of an honorably discharged veteran with a service-connected disability rating of 70% or higher; the amount depends on the disability percentage.
How: Apply with Ramsey County by Dec. 31.
One free bulky item pickup a year
Homes in buildings with one to eight residences that are on the city's trash and recycling contract can dispose of one bulky item per year at no charge; appliances are not included.
How: Contact your hauler to request bulky item collection and check what is allowed.
Get a second recycling cart free
A second recycling cart costs nothing.
How: Call your hauler to arrange an additional cart.
Drop off food scraps for free
The Vadnais Heights food scraps collection site at 3595 Arcade St. N is free to use and open 24/7, with free compostable bags.
How: Bring food scraps in compostable bags to the site, south of the Fire Station and City Hall.
Pay property tax by e-check, not card
Ramsey County's online payment service charges $1 per e-check but 2.49% per credit or debit card payment.
How: Choose e-check when you pay online.
Money dates
- Nov 1in 9 daysApply for the Senior Citizens Property Tax Deferral to defer next year's taxes
- Dec 31in 69 daysLast day to apply for homestead and for the homestead exclusion for veterans with a disability
- Jan 1in 70 daysUnpaid property taxes become delinquent and interest is charged (currently 10% a year)
- May 15First half of Ramsey County property tax due; penalties start the day after
Who serves this house
- Water
- City of Vadnais Heights
- City of Vadnais Heights, billed every quarter
- Property tax
- 1.75% of value
- 2026 taxes payable, Ramsey County (Vadnais Heights tax district 8940: White Bear Lake schools ISD 624)
- Garbage
- Republic Services or WM, by zone
- The city is divided into two zones, each with an assigned hauler for residential trash and recycling pickup and billing; trash is picked up every Wednesday, recycling every other Wednesday
- Sewer
- City of Vadnais Heights
- City mains carry sewer flow to Metropolitan Council pipes; the City does not own or operate a treatment plant
- Electricity
- Xcel Energy or Connexus Energy
- Electric service is Connexus or Xcel, depending on where you live; Xcel's tariff lists a $2.00 Vadnais Heights residential electric franchise fee, included in customers' monthly bills
- Gas
- Xcel Energy
- Xcel serves gas for the entire city
- Schools
- White Bear Lake School District (ISD 624)
- Ramsey County parcel data puts 2,222 of the 2,555 Vadnais Heights single-family homesteads in ISD 624 (1,895 + 327) and 333 in Mounds View (ISD 621)
Your water
- Source
- Three wells (2025 water report), 470 to 495 feet deep, drawing from the Prairie du Chien-Jordan and Jordan aquifers
- Hardness
- 12 grains per gallon; iron 0.24 milligrams per liter
- PFAS (2025)
- PFOA: 0.41 ppt (highest average or highest single test result), range 0 to 0.89 ppt; EPA's limit is 4.0 ppt
Other MN cities
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How these numbers are made
- Water: City of Vadnais Heights 2026 fee schedule (quarterly): the $15.28 base charge for a 3/4-inch meter divided by 3, plus the state drinking water fee of $15.22 a year per connection divided by 12 ($6.36 a month), then $2.00, $3.21, $5.39 and $6.99 per 1,000 gallons. The tier limits (6,000, 20,000 and 50,000 gallons) are per quarter, so we use 2, 6.67 and 16.67 thousand gallons a month. The city does not publish an average household use, so the page starts at 9 CCF (about 6,700 gallons a month).
- Sewer: the $35.40 quarterly base charge plus $4.83 per 1,000 gallons of the quarter's water use, with at least 6,000 gallons billed; we include those 6,000 gallons in the monthly charge ($21.46) and add $4.83 per 1,000 gallons above 2,000 a month. Third-quarter sewer uses the lower of second- and third-quarter water use, which this monthly model does not capture. Surface water ($23.20 a quarter for a single-unit home) is added as a monthly utility fee.
- Garbage: the City contracts with a hauler group (Republic Services and WM by zone) that bills residents directly; the contract's 2026 disposal charge was not set when it was signed, so no price is included. Add your hauler's price.
- Property tax: Ramsey County's final 2026 payable rates for Vadnais Heights tax district 8940 (White Bear Lake schools ISD 624), the district of 1,895 of the city's 2,555 single-family homesteads: 125.913174% of tax capacity (county 50.117339%, city 33.191291%, schools 35.073632%, other 7.530912%) plus 0.172081% of market value for school referendums. Tax capacity is 1.00% of taxable market value up to $500,000 and 1.25% above, so each rate is applied at 1.00% and one extra line adds 0.25% x 125.913174% on value above $500,000. For homesteads the homestead market value exclusion ($8,579 at the $421,900 median) comes off the tax-capacity parts only. At the median this gives about $5,930 a year, matching Ramsey County's 2026 tax of $5,929.72 on Vadnais Heights homes in this district valued at $421,900. District 8946 (Metro watershed, 327 homesteads) pays 128.454470%; district 8910 (Mounds View ISD 621, 333 homesteads) pays 113.519213% plus 0.221974%. The state general tax does not apply to homesteads.
- Tax-bill charge: Ramsey County parcel data shows a flat $74.28 special assessment on 2,013 of 2,555 Vadnais Heights single-family homestead tax bills for 2026, the Vadnais Lake Area Water Management Organization's 2026 storm sewer utility fee per residential unit; homes in the Metro watershed area do not pay it. Some parcels carry street or other assessments on top.
- Electricity: about half of Vadnais Heights homes are on Connexus Energy rather than Xcel (the state's electric service area map puts 1,320 of the 2,555 single-family homesteads in Xcel's area and 1,235 in Connexus's); we model Xcel. Xcel's $6.00 basic service charge plus the $2.00 Vadnais Heights franchise fee, and per kWh the 2024 average Xcel Minnesota residential revenue (EIA: $1,473 million over 8,677 GWh) less the basic charge, 15.96 cents; that average includes seasonal rates, fuel and riders but predates later rate changes. Gas: Xcel's table of average monthly residential bills at the January 1, 2026 interim rates ($21 at 10 therms, $336 at 300 therms) gives $10.14 a month plus $1.0862 per therm, plus the $1.25 franchise fee. Typical use: about 588 kWh a month (EIA 2024, Xcel Minnesota) and 71 therms (Xcel's typical residential gas customer). Insurance: 2022 NAIC Minnesota average (HO-3) until you enter your own. Sales tax is not included.
- Nothing here is legal, tax or insurance advice.
- Ramsey County: Payable 2026 Final Tax Rates (PDF)
- Ramsey County Assessor: 2025-2026 median market values, Vadnais Heights (open data)
- Ramsey County open data: valuation dataset description
- Ramsey County parcel data: Vadnais Heights single-family homesteads by school district and watershed
- Ramsey County parcel data: Vadnais Heights single-family homestead special assessments, 2026
- Minnesota Department of Revenue: Classification of property (Module 3)
- Minnesota Department of Revenue: Homestead Market Value Exclusion
- City of Vadnais Heights: 2026 Fee Schedule (utility rates)
- City of Vadnais Heights: Utilities
- City of Vadnais Heights: Utility Billing
- City of Vadnais Heights: How is my sewer bill calculated?
- City of Vadnais Heights: Water & Sewer
- City of Vadnais Heights: 2025 Drinking Water Report
- Minnesota Statutes 144.3831: drinking water service connection fee
- City of Vadnais Heights: Trash & Recycling
- City of Vadnais Heights: 2026 recycling calendar (PDF)
- City of Vadnais Heights: Watershed organizations
- VLAWMO: October 22, 2025 board minutes (2026 storm sewer utility rate)
- VLAWMO: October 28, 2026 board packet (2026 and 2027 rates)
- VLAWMO: Storm sewer utility fee technical memorandum
- Xcel Energy: Minnesota communities served
- Xcel Energy: Minnesota electric rate book, Section 3 (service area)
- Xcel Energy: Minnesota residential electric prices
- Xcel Energy: Minnesota electric rate book, Section 5 (franchise fees)
- Xcel Energy: Minnesota gas rate book, Section 5 (franchise fees)
- Xcel Energy: notice of Minnesota natural gas rate change, average monthly bills (as published)
- EIA: 2024 residential sales by utility (Table 6)
- Minnesota electric utility service areas (state map data)
- Insurance Information Institute: average homeowners premiums by state
- Ramsey County: Homestead
- Ramsey County: Homestead exclusion for veterans with a disability
- Ramsey County: Pay property tax
- Ramsey County: Pay property taxes online
- Ramsey County: Property tax refunds
- Ramsey County: Delinquent tax information
- Minnesota Department of Revenue: Filing the property tax refund
- Minnesota Department of Revenue: Property Tax Deferral for Senior Citizens
How Vadnais Heights compares
A typical Vadnais Heights house against the 35 Minnesota cities we cover, using the same default numbers as the total above.
| Per year | Vadnais Heights | Median | Where it falls |
|---|---|---|---|
| Property tax rate | 1.75% | 1.49% | higher than 30 of the other 33 Minnesota cities we cover |
| Water | $308 | $339 | lower than 20 of the other 34 Minnesota cities we cover |
| Sewer and utility-bill fees | $625 | $621 | higher than 19 of the other 34 Minnesota cities we cover |
| Electricity and gas | $2,284 | $2,150 | higher than 26 of the other 34 Minnesota cities we cover |
| Home insurance | $1,774 | $1,774 | in the middle of 34 other Minnesota cities we cover |
| Total | $10,995 | $9,536 | higher than 29 of the other 34 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.
Questions to ask your candidates
Each one starts from a number above. Any candidate can answer them.
1. Property tax rate
The fact: Vadnais Heights's property tax rate is 1.75%, higher than 30 of the other 33 Minnesota cities we cover. The rate adds up every agency on the bill, not only the city.
Ask: "Property tax in Vadnais Heights is 1.75%, higher than 30 of the other 33 Minnesota cities we cover. What should that money pay for first, and would you change anything about how it is set?"
2. Electricity and gas
The fact: Electricity and gas for a typical house here cost about $2,284 a year, higher than 26 of the other 34 Minnesota cities we cover. Rates are set mostly by the utility and the state.
Ask: "Electricity and gas here cost about $2,284 a year for a typical house, higher than 26 of the other 34 Minnesota cities we cover. Which parts of that can the city influence, and what would you do about them?"
Common questions about Vadnais Heights house costs
What is the property tax rate in Vadnais Heights?
About 1.75% of the value before exemptions a year (2026 taxes payable, Ramsey County (Vadnais Heights tax district 8940: White Bear Lake schools ISD 624)), plus flat charges on the same bill (VLAWMO storm sewer fee on most Vadnais Heights tax bills (2026; not in the Metro watershed area) $74).
How much is property tax on a $500,000 house in Vadnais Heights?
About $7,211 a year on $500,000 of the value before exemptions with the homestead market value exclusion, including $74 of flat charges.
How much is the water bill in Vadnais Heights?
About $78 a month for water and sewer at typical use (7,000 gallons a month) on City of Vadnais Heights.
How much does trash pickup cost in Vadnais Heights?
Your zone's contracted hauler (Republic Services or WM) bills you directly; the price is not included
When is property tax due in Vadnais Heights?
Jan 1: Unpaid property taxes become delinquent and interest is charged (currently 10% a year) May 15: First half of Ramsey County property tax due; penalties start the day after Aug 15: Minnesota property tax refund due; you may still file up to one year late
Can seniors lower their property tax or bills in Vadnais Heights?
Yes. Seniors 65+: defer part of your property tax: With the Senior Citizens Property Tax Deferral, the tax you pay is 3% of household income and the state pays the rest as a loan, repaid with interest when you sell or cancel.
How much does a house in Vadnais Heights cost to run each year?
A typical Vadnais Heights house pays about $11,000 a year: $6,000 property tax and charges, $930 water and sewer, $2,280 electricity and gas, $1,770 home insurance; trash is billed separately. Estimated from public rates, not anyone's actual bill.