Disclaimer: This information does not constitute legal advice. Consult a qualified attorney in Missouri for guidance specific to your situation.
Understanding Ownership and Tax Payments in Missouri
Detailed Answer
Paying property taxes on real estate in Missouri does not automatically grant you any legal or equitable ownership interest in the property. Title to real property is governed by deed, will, or court order, not by tax payments alone. Under Missouri law, property taxes create a lien on the land, and the record owner is responsible for payment. See RSMo Chapter 140 for general property tax provisions.
However, there are limited scenarios in which your tax payments may support certain legal claims:
- Reimbursement or Equitable Lien: If you have an express or implied agreement with the owner—such as a written contract or a clear promise to pay taxes in exchange for an interest—you may seek reimbursement. A Missouri court of equity can impose an equitable lien or constructive trust to prevent unjust enrichment of the record owner.
- Adverse Possession: If you occupy and use the property openly, exclusively, continuously, notoriously, and hostilely for at least ten years, paying property taxes can bolster a claim of adverse possession. Under RSMo § 516.020, the statutory period for adverse possession is ten years.
Absent an enforceable agreement or a valid adverse possession claim, the record owner retains full title, and you acquire no ownership rights by merely paying property taxes.
Helpful Hints
- Verify the name on the deed at the county recorder’s office to confirm the record owner.
- Keep detailed records of all property tax payments, including receipts and payment dates.
- Document any verbal or written agreements regarding tax payments and property interest; share these with an attorney.
- Understand that adverse possession requires satisfying all legal elements continuously for ten years in Missouri.
- Consider filing an equitable lien action in Missouri circuit court if you paid taxes under an agreement and seek reimbursement.
- Remember: paying taxes alone, without additional legal grounds, does not convey ownership in Missouri.