Brandon Property Taxes: What Homeowners Need To Know
January 1, 2026
January 1, 2026
Property taxes can feel confusing until you see how each piece fits together. If you own a home in Brandon or you are planning to buy, you want clear answers about how your tax bill is set, when it is due, how escrow works with your mortgage, and what to expect at closing. This guide breaks down the local process in plain English so you can plan with confidence. Let’s dive in.
The county first estimates your property’s market value using recent sales, property data, and inspection schedules. That value becomes the basis for your assessed value under state rules. After that, the county applies the combined mill levies from all taxing authorities that cover your parcel. Finally, any special assessments, credits, or exemptions are added to arrive at the final bill.
A mill is one dollar of tax per $1,000 of assessed value. The simplified formula is:
Here is a purely hypothetical example to show the arithmetic. If the assessed value is $200,000 and the total mill levy is 120 mills, the tax would be (200,000 ÷ 1,000) × 120 = 200 × 120 = $24,000. This is only an illustration. Real local mill totals are much lower. Always verify current rates with Minnehaha County and the City of Brandon.
Counties follow an annual calendar. The county sets a valuation date and then mails assessment notices, commonly in spring or early summer. Your notice lists your assessed value and explains how to request an informal review or file a formal appeal. Pay close attention to the deadlines on your notice. If you believe the value is inaccurate, start with the Director of Equalization and be ready to provide recent comparable sales, an appraisal, photos, or documentation of any property data errors.
After local budgets are finalized and levies are certified, the Treasurer issues tax bills. Many counties allow one annual payment or split installments. Payment dates, installment options, and penalties for late payment are set by county and state rules. Always confirm the current-year bill dates and any installment options with the Minnehaha County Treasurer before you set reminders or plan cash flow.
If you have a mortgage, your lender will likely collect a monthly escrow amount for property taxes and homeowners insurance. The lender holds those funds and pays your tax bill when it is due. This helps ensure taxes are paid on time, which protects you and the lender.
Your lender projects 12 months of taxes and insurance, then divides by 12 to set the monthly escrow. They use the latest tax bill and may include expected increases or special assessments. Under federal rules, lenders complete an annual escrow analysis and can keep a small cushion, often up to two months of escrow payments, to cover timing differences or increases. Ask your lender how they calculate the cushion and when they conduct the annual analysis.
If taxes or insurance rise, your escrow can run short at the annual review. You can usually pay the shortage in a lump sum or spread it over the next year. If there is a surplus beyond the allowed cushion, lenders typically refund it or apply it to future payments.
Here is a simple way to estimate monthly escrow using a sample tax bill and insurance premium. If last year’s property taxes were $3,000 and your annual homeowners insurance is $1,200, your projected escrow is $4,200 per year. Divide by 12 for about $350 per month. Add your principal and interest to estimate the total mortgage payment. Your lender will confirm the exact amount.
Property taxes cover a period of time, and at closing the buyer and seller split the bill so each person pays for the days they own the home. The closing agent or title company will calculate this so the final settlement is fair to both sides.
A key local detail is whether Minnehaha County bills for the prior year in arrears or for the current year in advance. This affects who receives a credit at closing. Confirm the county’s billing policy with the Treasurer and have your title company explain the exact proration method in writing.
These are illustrative only. Always use the actual bill and local closing dates.
Title companies in Minnehaha County handle these calculations every day. Ask for a draft closing disclosure so you can review the proration before you sign.
Start with the Minnehaha County Director of Equalization for an informal review. If needed, file a formal appeal to the Board of Equalization before the deadline on your notice. Prepare recent comparable sales, an appraisal, photos that show condition issues, and any corrections to the county’s property record card. There are additional appeal steps at the state or court level, but those are more complex and may require professional help.
Because levies, calendars, and penalty rules can change each year, verify details with the right offices before you finalize a budget or a closing:
If you want help gathering documents or understanding how taxes affect your next move in Brandon, we are here to guide you step by step.
Ready to talk through your plans or get a personalized estimate for a specific property? Connect with the team at Berberich Real Estate Group for local guidance you can trust.
Probably the biggest advantage and appeal of buying a house near an airport is the ease of travel.
Our agents are committed to keeping you informed about all relevant aspects of the sales process – from lead generation to actual sale. Simply put, our agents will keep you posted every step of the way.