Manchester, MO · Updated Oct 2026

What a Manchester 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 Manchester house

$10,424a year · $869 a month

Starts at the typical market value, $61,389; your assessed value is often lower. Typical use.

Property tax$3,933
6.407% of $61,389
Flat charges on the tax bill$50
St. Louis County sewer lateral fee (Manchester) $50
Electricity and gas$2,372
1011 kWh a month $1,581 · 31 therms $678 · utility gross receipts tax $113
Water and sewer$2,124
6,000 gallons a month on Missouri American Water (St. Louis County): water $80, sewer $93, utility gross receipts tax $4 a month
Trash$72
Weekly trash, recycling and yard waste (48, 65 or 95-gallon trash cart), $6 a month
Home insurance$1,872
Typical premium $1,872

A Manchester house at the typical market value ($61,389) costs about $10,400 a year: $3,980 property tax and charges, $2,120 water and sewer, $70 trash, $2,370 electricity and gas, $1,870 home insurance. 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

Nothing here applies to every house automatically. These are worth checking:

Low-income households: trash fee exemption
The city offers a Trash Fee Exemption Hardship Program for residents whose household income falls within established low-income guidelines.
How: Return the application and proof of income to the City Administrator's office, 14317 Manchester Road.
Bulky items picked up free
Up to two bulky waste items are collected curbside at no charge each week; they must be scheduled 48 hours before collection day.
How: Bulky waste pick-up must be scheduled 48 hours before the customer's collection day.
Yard waste, bulk and holiday-tree pickup
The city's property tax plan lists weekly trash, recycleables, yard waste pick-up, bulk pick-up, and holiday tree removal as services.
How: The services are listed in the city's property tax plan.

Money dates

Dec 31: Real estate taxes duein 57 daysProperty taxes must be paid or postmarked by December 31 of the year for which they are billed.

Who serves this house

Water: Missouri American Water (St. Louis County); The Rate W Water & Sewer Infrastructure Replacement Surcharge (WSIRA) is effective Aug. 15, 2026.
Property tax: 6.41% of value; 2025 tax year, St. Louis County (Parkway school district, fire district West County EMS & Fire, tax code 108IF)
Garbage: Republic Services; Trash must be placed in the 48, 65 or 95-gallon trash cart provided by Republic Services.
Sewer: Metropolitan St. Louis Sewer District; MSD bills are based on winter-quarter water use in CCF.

Pay or manage your bills

Other MO cities

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How these numbers are made

Property tax: St. Louis County 2025 Rate Book residential rates per $100 for tax code 108IF (City of Manchester, Parkway School District, West County EMS & Fire District, MSD extension), applied to 19% of the Census median home value. Part of Manchester lies in other school districts (Rockwood, Valley Park) with different school rates. Manchester's $50 sewer lateral fee is the county's listed 2025 fee.
Water: Missouri American Water St. Louis County Rate A ($11.00 monthly, $10.3749 per 1,000 gallons) plus the $0.75071 per 1,000 gallons surcharge effective Aug. 15, 2026 and the $1.00 monthly service line charge; typical use 6,100 gallons a month. The city's 5% utility gross receipts tax is added to the water charge (not to the MSD sewer bill).
Sewer: MSD base charge $34.85 per month plus $7.15 per CCF of winter-quarter water use, converted to 1,000 gallons.
Trash: the city's $6 per month fee as stated in its Feb. 2024 service-change FAQ; no later published change was found. The $6 figure comes from that 2024 notice; the page does not say whether it is billed by the city or by Republic.
Electricity: Ameren Missouri Schedule 1(M), $9.00 customer charge plus $0.19 low-income pilot charge, energy blended 4 summer months at 15.60 cents and 8 winter months at 10.62 / 7.14 cents, plus the 0.445 cent fuel adjustment. Gas: Spire Missouri residential rates with the gas cost adjustment, per Ccf. Both with the city's 5% utility gross receipts tax.
Insurance: the only figure the state report page we could load gives is the statewide 2023 average; the ZIP and county tables in the same report would not load (server error), so the Manchester-area premium could not be used.
Nothing here is legal, tax or insurance advice.

Sources

How Manchester compares

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

Per year	Manchester	Median	Where it falls
Property tax rate	6.41%	5.64%	higher than 34 of the other 42 Missouri cities we cover
Water	$958	$680	higher than 31 of the other 42 Missouri cities we cover
Sewer and utility-bill fees	$1,166	$805	higher than 33 of the other 42 Missouri cities we cover
Trash	$72	$261	lower than 29 of the other 31 Missouri cities we cover
Electricity and gas	$2,372	$2,357	higher than 23 of the other 42 Missouri cities we cover
Home insurance	$1,872	$1,872	higher than 13 of the other 26 Missouri cities we cover
Total	$10,424	$8,070	higher than 34 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: Manchester's property tax rate is 6.41%, higher than 34 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 Manchester is 6.41%, higher than 34 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. Sewer and utility-bill fees

The fact: Sewer and flat utility-bill charges here come to about $1,166 a year, higher than 33 of the other 42 Missouri cities we cover. Some cities bill sewer on the property tax bill instead, which is not counted here.

Ask: "Sewer and flat utility-bill charges here cost about $1,166 a year, higher than 33 of the other 42 Missouri cities we cover. What drives that cost, and would you change anything?"

3. Trash

The fact: Trash pickup here costs about $72 a year for the standard cart, lower than 29 of the other 31 Missouri cities we cover. Where trash is billed through the tax bill or a separate hauler, it is not counted here.

Ask: "Trash pickup here costs about $72 a year for the standard cart, lower than 29 of the other 31 Missouri cities we cover. What drives that cost, and would you change anything about the service or the price?"

Common questions about Manchester house costs

What is the property tax rate in Manchester?

About 6.41% of the value before exemptions a year (2025 tax year, St. Louis County (Parkway school district, fire district West County EMS & Fire, tax code 108IF)), plus flat charges on the same bill (St. Louis County sewer lateral fee (Manchester) $50).

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

About $32,087 a year on $500,000 of the value before exemptions, including $50 of flat charges.

How much is the water bill in Manchester?

About $173 a month for water and sewer at typical use (6,000 gallons a month) on Missouri American Water (St. Louis County).

How much does trash pickup cost in Manchester?

$6 a month for a house.

Where can I get help paying utility bills in Manchester?

Low-income households: trash fee exemption: The city offers a Trash Fee Exemption Hardship Program for residents whose household income falls within established low-income guidelines. Return the application and proof of income to the City Administrator's office, 14317 Manchester Road.

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

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