Independence, MO · Updated Oct 2026

What a Independence 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 Independence house

$6,200a year · $517 a month

Starts at the typical market value, $172,900; your assessed value is often lower. Typical use.

Property tax$2,441
1.412% of $172,900
Electricity and gas$2,592
1001 kWh a month $1,874 · 31 therms $717
Water and sewer$1,168
6 units (CCF) a month on City of Independence: water $29, sewer $69 a month
TrashNot included
No city trash fee: the City does not provide residential trash service
Home insuranceNot included
We don't have a typical premium for this city yet. Add yours with Adjust.

A Independence house at the typical market value ($172,900) costs about $6,200 a year: $2,440 property tax and charges, $1,170 water and sewer, $2,590 electricity and gas; trash is billed separately, and home insurance is not included (no typical premium yet). Estimated from public rates, not anyone's actual bill.

Rates checked Oct 31, 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 $165 a year:

Bring water use down to 2 units
$165 a year
Above 2 units a month, City of Independence charges $3.43 a unit instead of $0.00.
How: Most of the top tier is outdoor watering: fix leaks and water less often in summer.

Worth checking

Free weatherization for low-income families
Spire and Independence Power and Light have partnered to help improve weatherization for low-income families.
How: See the Spire Independence page for eligibility and how to apply.
Seniors: $1 a month off sewer
Seniors on Social Security or age 62+ with other retirement benefits get a dollar a month off the sewer bill.
How: Contact Independence customer service with proof of qualification.

Money dates

Dec 31: Jackson County real estate tax duein 56 daysReal Estate property taxes are levied annually and due December 31 each year.

Who serves this house

Water: City of Independence; Rate A inside city limits, bills rendered monthly; rates effective October 1, 2016.
Property tax: 1.41% of value; 2026 tax year, Jackson County (tax code 009)
Garbage: Private haulers (licensed by the city); The City does not provide residential trash service; pick a licensed hauler.
Sewer: City of Independence; Monthly base fee, volume charge and regulatory fee.
Electricity: Independence Power & Light (City department); Residential rate MR1.

Pay or manage your bills

Other MO cities

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How these numbers are made

Property tax: Jackson County 2026 levy schedule, tax code 009 (City of Independence in Independence School District 30), rates per $100 of assessed value, applied to 19% of the Census median market value (the rates shown are the levy rates times 0.19). Independence Square (BDIS) is a separate downtown levy district and is not included.
Water: Rate A, 5/8-inch meter $11.95 plus public fire protection $2.86 a month, first 2 ccf (200 cubic feet) allowed, then $3.43 per ccf (city page lists rates effective October 1, 2016).
Sewer: $22.58 base (public system, from 7/1/26) plus $12 regulatory fee a month, and $5.70 per ccf of water used.
Electric: MR1 $15 customer charge; energy charge weighted 5 summer and 7 winter months, plus the last published power cost adjustment of $0.02000/kWh (Aug 2023; the PCA schedule, Ord. 19105, sets it annually as actual power cost minus a $0.051765/kWh base and the city posts no current figure). The RER schedule gives only a formula (a flat per-customer monthly charge set each July 1) with no dollar amount; the city's rate-changes FAQ says the PILOT fee is a 9.08% franchise tax plus the IPL share of property tax, with no total percentage. Neither is included, nor is sales tax. Checked 2026-10-31.
Gas: Spire West $22 customer charge; delivery charge averaged winter/summer plus the $0.67976 PGA, converted from ccf to therms. Trash is billed by private haulers and not included.
Modelling: typical value is the Census median applied before the 19% ratio; PCA is the latest row in the city's history file.
Nothing here is legal, tax or insurance advice.

Sources

How Independence compares

A typical Independence house against the 43 Missouri cities we cover, using the same default numbers as the total above.

Per year	Independence	Median	Where it falls
Property tax rate	1.41%	5.64%	lower than 38 of the other 42 Missouri cities we cover
Water	$342	$680	lower than 40 of the other 42 Missouri cities we cover
Sewer and utility-bill fees	$825	$805	higher than 23 of the other 42 Missouri cities we cover
Electricity and gas	$2,592	$2,357	higher than 38 of the other 42 Missouri cities we cover
Total	$6,200	$8,070	lower than 37 of the other 42 Missouri 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: Independence's property tax rate is 1.41%, lower than 38 of the other 42 Missouri cities we cover. The rate adds up every agency on the bill, not only the city.

Ask: "Property tax in Independence is 1.41%, lower than 38 of the other 42 Missouri cities we cover. What should that money pay for first, and would you change anything about how it is set?"

2. Water

The fact: Water here costs about $342 a year at typical use, lower than 40 of the other 42 Missouri cities we cover.

Ask: "Water here costs about $342 a year at typical use, lower than 40 of the other 42 Missouri cities we cover. What drives that cost, and would you change anything?"

3. Electricity and gas

The fact: Electricity and gas for a typical house here cost about $2,592 a year, higher than 38 of the other 42 Missouri cities we cover. Rates are set mostly by the utility and the state.

Ask: "Electricity and gas here cost about $2,592 a year for a typical house, higher than 38 of the other 42 Missouri cities we cover. Which parts of that can the city influence, and what would you do about them?"

Common questions about Independence house costs

What is the property tax rate in Independence?

About 1.41% of the value before exemptions a year (2026 tax year, Jackson County (tax code 009)), plus flat charges on the same bill.

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

About $7,058 a year on $500,000 of the value before exemptions.

How much is the water bill in Independence?

About $97 a month for water and sewer at typical use (6 units, or 4,488 gallons a month) on City of Independence.

How much does trash pickup cost in Independence?

No city trash fee: the City does not provide residential trash service

When is property tax due in Independence?

Dec 31: Jackson County real estate tax due: Real Estate property taxes are levied annually and due December 31 each year.

Can seniors lower their property tax or bills in Independence?

Yes. Seniors: $1 a month off sewer: Seniors on Social Security or age 62+ with other retirement benefits get a dollar a month off the sewer bill.

Where can I get help paying utility bills in Independence?

Free weatherization for low-income families: Spire and Independence Power and Light have partnered to help improve weatherization for low-income families. See the Spire Independence page for eligibility and how to apply.

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

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