Blog > Sioux Falls Property Taxes in 2 Counties, What You’ll Pay Monthly

Sioux Falls Property Taxes in 2 Counties, What You’ll Pay Monthly

by Jennifer Krosch

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How Sioux Falls Property Taxes Change Your Monthly Mortgage Payment

Property taxes in Sioux Falls can change your monthly payment more than most buyers expect, simply because Sioux Falls sits in both Minnehaha County and Lincoln County.

Here’s the surprising part, two homes with the same purchase price can differ by a few hundred dollars per year just based on which county (and school district) the property is in, using each county’s published 2024 taxes payable in 2025 levy sheets (https://www.minnehahacounty.gov/dept/au/levies/levies.pdf) and (https://www.lincolncountysd.gov/Archive/ViewFile/Item/1560).

In this guide, I’ll show you:

  • What the current levy numbers look like in both counties

  • A simple way to estimate your annual property taxes

  • Exactly how that rolls into your monthly mortgage payment (escrow)

Hi, I’m Jennifer Krosch, Broker Associate with Real Broker, LLC. If you’re trying to figure out what a home will actually cost month to month, I’m happy to run the numbers with you and double-check the county and school district so you are not guessing.

How much are property taxes in Sioux Falls right now?

Property taxes are not one flat rate across Sioux Falls, they’re a combo of county levy + city (or township) levy + school district levy, and sometimes extra items like a water district or rural fire.

If you want a quick ballpark for an owner-occupied home inside Sioux Falls city limits, the levy sheets show these common building blocks for 2024 taxes payable in 2025:

If the home is in Sioux Falls and in Minnehaha County:

That adds up to a common “in-city” total levy estimate of 13.911 per $1,000 of taxable value, before special assessments.

If the home is in Sioux Falls and in Lincoln County:

That totals about 12.816 per $1,000 of taxable value, before special assessments.

Friendly reality check: your exact number can change if you are in a different school district (Harrisburg, Tea, Lennox, Brandon Valley, etc.) or if your location triggers rural fire, rural library, township levies, or a rural service area rate. Both levy sheets show multiple district combos, which is why I like to look up the address and not assume.

How does Minnehaha County and Lincoln County calculate property taxes?

Property tax is calculated by multiplying your taxable value by your total levy, then dividing by 1,000.

Both counties print the same basic formula on their levy sheets:

Taxable value × Total levy ÷ 1,000 = Property tax due
Minnehaha: https://www.minnehahacounty.gov/dept/au/levies/levies.pdf
Lincoln: https://www.lincolncountysd.gov/Archive/ViewFile/Item/1560

The big thing to know is that taxable value is not always the same as assessed value.

For non-ag property, the county sheets show a factor used to estimate taxable value:

If you are buying, your lender and escrow company may also estimate taxes based on the last bill and then true it up after the next tax statement is issued.

What’s the easiest way to estimate property taxes for a Sioux Falls home?

Here’s my simple, buyer-friendly method:

  1. Find the assessed value (from the county record or the current tax statement).

  1. Convert assessed value to taxable value (quick estimate):

  1. Build your total levy by adding:

  • County levy

  • City levy (or township levy)

  • School levy (based on owner-occupied vs other)

  • Any listed district items like EDWDD, rural fire, rural library, rural service

  1. Multiply taxable value × total levy ÷ 1,000.

  2. Divide by 12 to see the monthly payment impact if your loan escrows taxes.

Minnehaha County vs Lincoln County, what does that do to my monthly payment?

If you escrow taxes, your lender typically collects about 1/12 of your annual property tax each month (often with a cushion), then pays the county when due.

The CFPB explains how escrow account analysis and shortages can affect your payment (https://www.consumerfinance.gov/compliance/compliance-resources/mortgage-resources/mortserv/mortgage-servicing-faqs/) and how escrow accounts are regulated (https://www.consumerfinance.gov/rules-policy/regulations/1024/17).

Example: $350,000 owner-occupied home inside Sioux Falls city limits

These examples use each county’s 2024 taxes payable in 2025 levy sheet and the non-ag taxable value factor printed on the sheet.

Minnehaha County portion of Sioux Falls (example):

  • Total levy estimate: 13.911 (county 2.970 + Sioux Falls 3.624 + EDWDD 0.020 + Sioux Falls school OO 7.297)
    Source: https://www.minnehahacounty.gov/dept/au/levies/levies.pdf

  • Taxable value estimate: 350,000 × 0.942 = 329,700

  • Annual tax estimate: 329,700 × 13.911 ÷ 1,000 ≈ $4,586 per year

  • Monthly escrow impact: $4,586 ÷ 12 ≈ $382 per month

Lincoln County portion of Sioux Falls (example):

  • Total levy estimate: 12.816 (county 1.876 + Sioux Falls 3.624 + EDWDD 0.020 + Sioux Falls school OO 7.296)
    Source: https://www.lincolncountysd.gov/Archive/ViewFile/Item/1560

  • Taxable value estimate: 350,000 × 0.941 = 329,350

  • Annual tax estimate: 329,350 × 12.816 ÷ 1,000 ≈ $4,221 per year

  • Monthly escrow impact: $4,221 ÷ 12 ≈ $352 per month

That’s about $30 per month difference in this simplified example.

Takeaway: county lines matter, but school district lines can matter even more. Before you fall in love with a house, it’s smart to check the actual tax record for that parcel.

What if the home is not “owner occupied”, or I’m buying it as an investment?

If you do not qualify for owner-occupied status, the school levy is usually higher, which can increase your taxes and your monthly payment.

Both county levy sheets show separate school levy numbers for “Owner Occupied” vs “Other”.

If you are buying a rental or second home, I can help you estimate your “Other” levy scenario so your cash flow math is realistic.

How do I get owner-occupied status in Minnehaha County or Lincoln County?

Owner-occupied status can reduce your tax levy, but you typically need to apply.

Lincoln County’s FAQ explains that owner-occupied classification makes a property eligible for a reduced levy, and notes the average reduction may be about 20% to 30% depending on the taxing jurisdiction, with applications due by March 15 and occupancy as of November 1 (https://www.lincolncountysd.gov/FAQ.aspx?QID=129).

For Minnehaha County, the Director of Equalization provides an online owner-occupied application link (https://www.minnehahacounty.gov/dept/eq/forms/forms.php).

Quick tip: If you are buying a primary residence, ask early so you do not miss deadlines after you close.

When are property taxes due in Minnehaha County and Lincoln County?

In South Dakota, property taxes are due and payable starting January 1, and you can usually pay in two halves.

Minnehaha County’s Treasurer FAQ states that the first half is accepted until April 30 without penalty and the second half until October 31, and taxes become delinquent May 1 and November 1 (https://www.minnehahacounty.gov/dept/tr/faqs/faqs.php).

If you escrow taxes, your lender usually pays these on your behalf, but you still want to watch your escrow analysis so your payment does not surprise you.

What about special assessments, do they affect my property tax bill?

Yes, special assessments can show up on a property tax statement and can materially change what you pay.

Special assessments are typically used to fund specific local improvements that benefit certain properties, and they are separate from the standard mill levy concept, according to the South Dakota Municipal League guide (https://dor.sd.gov/media/xjzforb4/sdml_guide_to_special_assessments.pdf).

Both county levy worksheets also note they do not include special assessment or frontage amounts, which is another reason I like to pull the actual parcel record when we are budgeting for a home.

How do I look up the exact property taxes for an address in Sioux Falls?

The fastest way is to look up the parcel in the county where it is located.

You can also use the South Dakota Department of Revenue’s Property Tax Portal for broader resources and tools (https://dor.sd.gov/individuals/taxes/property-tax/).

If you want, text me an address and I’ll pull the record, confirm the county, confirm the school district, and estimate the monthly payment impact.

How I help buyers budget smarter using modern tools

When you are house hunting, the math gets messy fast. Taxes differ by county. School district changes. Special assessments pop up. Then escrow gets adjusted after closing.

Here’s how I make it easier for you:

  • I run a quick county-and-school-district check on homes you like, so you have a more accurate monthly estimate.

  • I use tools to create clear side-by-side comparisons of similar homes, including estimated taxes, insurance placeholders, and HOA dues if applicable.

  • I keep communication simple and fast, so you are not waiting around for basic answers when a home hits the market.

No hype, just clearer numbers and fewer surprises.

Conclusion

Property taxes in Sioux Falls are absolutely manageable, but they are not one-size-fits-all, especially because Sioux Falls spans Minnehaha County and Lincoln County.

If you want to feel confident in your monthly payment before you write an offer, let’s run the numbers together.

Find a Home in Sioux Falls
Call or Text 605-214.6482

FAQ: Sioux Falls Property Taxes (Minnehaha + Lincoln)

Do I still get a property tax bill if my lender pays escrow?

Yes, you may still receive a statement from the county, even if your lender pays through escrow. Your servicer generally collects monthly escrow payments and pays the taxes when due. It’s still smart to review the statement so you can catch errors and understand why your escrow payment may change over time. For escrow basics and shortages, see the CFPB (https://www.consumerfinance.gov/compliance/compliance-resources/mortgage-resources/mortserv/mortgage-servicing-faqs/).

Why did my mortgage payment go up after closing?

A common reason is an escrow analysis that shows a shortage. If taxes or insurance came in higher than expected, your lender may increase your monthly payment to rebuild the escrow balance, sometimes spreading the shortage over at least 12 months depending on the amount. The CFPB discusses what servicers can do when there is a shortage (https://www.consumerfinance.gov/compliance/compliance-resources/mortgage-resources/mortserv/mortgage-servicing-faqs/) and escrow rules (https://www.consumerfinance.gov/rules-policy/regulations/1024/17).

When are property taxes delinquent in Minnehaha County?

Minnehaha County states taxes become delinquent May 1 and November 1. The first half is accepted until April 30 without penalty and the second half until October 31 without penalty (https://www.minnehahacounty.gov/dept/tr/faqs/faqs.php). If you escrow, your lender typically pays, but it’s still wise to confirm they have the correct parcel and amount.

How do I calculate property taxes for a specific Sioux Falls address?

Look up the parcel in the correct county, then use the county’s levy sheet formula: taxable value × total levy ÷ 1,000. The levy sheets also show the non-ag taxable value factor that helps you estimate taxable value from assessed value. Start here for Minnehaha (https://www.minnehahacounty.gov/dept/tr/propertyTax/propertyTax.php) and here for Lincoln (https://www.lincolncountysd.gov/206/Property-Taxes).

Do special assessments show up in property taxes?

They can. Special assessments are often used to pay for specific improvements that benefit certain properties, and they can be billed alongside taxes. The South Dakota Municipal League guide explains special assessments and how they work (https://dor.sd.gov/media/xjzforb4/sdml_guide_to_special_assessments.pdf). Always check the parcel record and the latest statement when you are budgeting.

Final Citation List (full URLs)

https://www.minnehahacounty.gov/dept/au/levies/levies.pdf
https://www.lincolncountysd.gov/Archive/ViewFile/Item/1560
https://www.minnehahacounty.gov/dept/tr/propertyTax/propertyTax.php
https://www.lincolncountysd.gov/206/Property-Taxes
https://www.minnehahacounty.gov/dept/tr/faqs/faqs.php
https://www.lincolncountysd.gov/FAQ.aspx?QID=129
https://dor.sd.gov/individuals/taxes/property-tax/
https://dor.sd.gov/media/xjzforb4/sdml_guide_to_special_assessments.pdf
https://www.consumerfinance.gov/compliance/compliance-resources/mortgage-resources/mortserv/mortgage-servicing-faqs/
https://www.consumerfinance.gov/rules-policy/regulations/1024/17

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