Pottawattamie County, Iowa • 2026 Property Guide
Search Council Bluffs-Area Parcel Values, Taxes, GIS Maps and Deeds
Pottawattamie County Assessor Joe Casson is responsible for classifying and valuing property throughout Pottawattamie County. The Assessor’s public database lets you search by owner name, street/town or parcel number and can show assessed value, exemptions, tax history, land and building descriptions, photographs and sketches.
Iowa property records work differently from Florida-style Property Appraiser systems. The Assessor determines value, County Auditor Mary Ann Hanusa applies Iowa assessment limitations and maintains transfer/tax records, County Treasurer Lea Voss collects property tax, and Recorder Andrew Moats maintains recorded deeds, mortgages and other real-estate documents.
Owner, address and parcel-number assessment search
Tax search by parcel, owner, street, city and unit
2026 Homestead law change explained correctly
Board of Review, GIS, deeds and delinquent-tax workflow
County Assessor
Joe Casson
Assessor Phone
712-328-5617
First tax half
Pay by Sep. 30
2026 BOR filing
Closed Apr. 30
Reviewed
August 12, 2026
2026 Assessment Appeals Are Closed; September Property Tax Is the Next Major Deadline
Pottawattamie County’s ordinary 2026 assessment protest period ran April 2 through April 30. The Assessor’s current calendar has already moved forward to the 2027 assessment cycle. For most owners, the next immediate property-tax task is the first installment of the current tax bill, which is due September 1 and becomes delinquent October 1.
Pay by September 30
The Treasurer specifically tells taxpayers to have the first half paid or properly postmarked by September 30 to avoid the October 1 delinquency.
2026 value ≠ September 2026 tax
Iowa’s tax cycle lags the assessment year. The 2026 assessment is generally relevant to taxes paid later, not the installment coming due this September.
Major Homestead law changed
Iowa’s new Homestead Exemption applies retroactively to assessment year 2026, affecting taxes paid in September 2027 and March 2028.
Common Iowa timing mistake:
do not look at a January 1, 2026 assessed value and assume it produced the September 2026 bill. Assessment year, taxable-value calculation and tax-payment year are separate stages.
Which Pottawattamie County Office Handles Your Property Question?
Assessor — Joe Casson
Assessed value, property characteristics, owner/address lookup, comparable sales, Homestead, 65+ exemption, military and disabled-veteran applications.
Auditor — Mary Ann Hanusa
Applies Iowa assessment limitations, prepares/certifies levy rates, maintains transfer records and taxable-value information.
Treasurer — Lea Voss
Tax bill, payment, partial payments, delinquency, annual tax sale and tax-sale redemption.
Recorder — Andrew Moats
Deeds, mortgages, releases, plats, surveys and other recorded real-estate documents.
The Assessor does not set your tax rate or collect your bill.
Pottawattamie County’s official Assessor page explicitly limits the office’s role to property classification/value and certain credits/exemptions.
Choose the Pottawattamie Property Task You Need
Find a property
Search owner, street/town or parcel number through the Assessor database.
Read the assessment
Review owner, tax description, assessed value, exemptions, land/building data and sketches.
Check taxes
Search parcel, owner, street, city or unit in the Treasurer’s live Tyler tax system.
Compare sales
Use the Assessor’s separate residential, commercial/industrial or agricultural sales tools.
Research GIS
Open parcel snapshots, Assessor sales maps, surveys, section corners and aerial resources.
Verify deed
Use Recorder AVA, Iowa Land Records or historic index books.
Pottawattamie County Property Lookup Navigation
How to Search Pottawattamie County Property Records
Open the official Assessor database.
Go to Pottawattamie County Assessor.
Use only one or two fields first.
The Assessor offers Owner Last Name, Owner First Name, Street Address, Town and Parcel Number.
For owner lookup, start broad.
The Assessor explains that entering a partial last name can return names beginning with those letters.
For street search, remove the house number when necessary.
Searching only a street such as “N 28th St” can return all parcels on that street.
Use town or ZIP to narrow results.
Enter Council Bluffs or another Pottawattamie community when a street name appears in several places.
Use parcel number for an exact match.
The Assessor says a parcel-number search returns one parcel and ignores the other search boxes.
Verify the record before relying on it.
Match owner, address, tax description and parcel number.
Search-result limit:
when multiple properties match, the Assessor’s owner/address result list is limited to 500 items. Narrow the town, street or name if your search is too broad.
What the Pottawattamie Assessor Property Record Can Show
Parcel Number
Exact identifier to reuse in the Treasurer, GIS and Recorder workflow.
Owner
Assessment owner record used for taxation. Recorded legal title should be checked with the Recorder.
Property Address
Physical/situs location used to distinguish similar owner records.
Tax Description
Assessor description for taxation. The site warns legal descriptions are for tax purposes only.
Assessed Value
Assessor’s property valuation before the Auditor applies Iowa assessment limitations.
Exemptions / Credits
Homestead, senior, veteran and other qualifying benefits may appear.
Recent Taxes & Payments
The Assessor record includes recent tax bill/payment information, while the Treasurer remains the live source for amount due.
Land Description
Parcel land characteristics used in appraisal.
Building Data
Improvement descriptions, construction details and appraisal characteristics.
Photos
Assessor photographs with dates when available.
Sketches
Building sketches with dated appraisal records.
Sales Information
Older assessment sale information plus links to the Assessor’s newer comparable-sales search systems.
How Iowa Converts a Pottawattamie Assessment Into Property Tax
1. Assessor Value
Property is valued as of January 1.
This is the assessed value.
2. State Limitation
County Auditor applies the Iowa Department of Revenue’s assessment-limitation percentage.
3. Exemptions
Applicable taxable-value exemptions are deducted.
4. Levy Rate
Auditor applies the consolidated levy for the parcel’s taxing district.
5. Credits
Applicable tax credits are applied to determine the final amount due.
2025 residential assessment limitation:
Iowa Department of Revenue currently uses 44.5345% in its official assessment-year-2025 example. This is the assessment limitation relevant to the residential calculation illustrated by the State; parcel-specific classification and taxable value should always be read from the actual tax record.
The statewide assessment limitation controls aggregate taxable-value growth by property class. It is not a rule saying an individual Pottawattamie home’s assessed value can increase only 3%.
2026 Homestead Tax Credit Became a 10% Taxable-Value Exemption
Older Iowa system
$4,850 Credit Base
The traditional Homestead Tax Credit reduced the final property-tax bill by the levy on the first $4,850 of homestead value.
That older system still matters when understanding taxes generated from assessment years before the new law’s 2026 applicability.
→
Assessment Year 2026
10% Exemption
Iowa SF 2472 replaced the credit with an exemption equal to 10% of the homestead’s taxable value.
Minimum exemption: $5,500 taxable value.
Maximum exemption for 2026: $20,000.
The timing is critical:
Iowa Department of Revenue states this change is retroactive to assessment year 2026 and will affect property taxes paid in September 2027 and March 2028. It does not retroactively rewrite the first-half tax payable in September 2026.
Already had Homestead before July 1, 2026?
Iowa says eligible claimants already receiving the Homestead Credit/Exemption will automatically receive the new 10% exemption without filing again as long as they remain eligible.
Read Iowa’s 2026 Homestead Change
Review the State’s new 10% exemption, minimum/maximum amounts and transition rules.
Pottawattamie County Property Credits and Exemptions
Homestead Tax Exemption
Current applications are handled through the Assessor. The Assessor’s calendar lists July 1 as the sign-up deadline.
65+ Homestead Exemption
A qualifying homeowner age 65 or older by January 1 of the assessment year receives an additional $6,500 taxable-value exemption.
Military Service Exemption
Reduces taxable property value for qualifying veterans. Claim is filed with the Assessor and service documentation must satisfy Iowa requirements.
Disabled Veteran Homestead Credit
Qualifying veterans can receive a credit equal to 100% of the tax levied on the qualifying homestead.
Family Farm Tax Credit
Current Pottawattamie Assessor calendar lists November 1 as the sign-up deadline.
Forest / Prairie / Wetland
The Assessor calendar lists February 1 for Forest Reserve/Fruit Tree and Native Prairie/Wetlands exemption applications.
July 1, 2026 has passed.
The ordinary 2026 Homestead, 65+ Homestead, Disabled Veteran Homestead Credit and Military Service Exemption sign-up deadline is closed. Contact the Assessor if you believe an existing claim was omitted or you need to prepare for the next assessment year.
New disabled-veteran rule effective for new applications on or after July 1, 2026:
Iowa now limits the qualifying homestead for a new Disabled Veteran Homestead Credit claim to the dwelling and up to one-half acre, without appurtenances. Earlier applicants are subject to the prior statutory treatment described by Iowa DOR.
Pottawattamie County says a Disabled Veteran Homestead application must include a current VA Benefits Paid Letter received within the year before the application date.
Pottawattamie County Assessment Appeal Timeline
Assessment date
Property value reflects what existed on the parcel as of January 1.
Changed-value notice
Iowa assessment notices are delivered by April 1 when applicable.
Informal review
Taxpayer can ask questions and request informal Assessor review.
Board protest
Formal protest is filed with the Pottawattamie County Board of Review.
Board of Review
Board begins meeting May 1 and continues until adjournment.
2026 deadline status:
the Assessor accepted 2026 Board of Review petitions from April 2 through April 30. That filing window has passed as of August 12, 2026.
Electronic filing is available:
Pottawattamie County’s Board of Review accepts properly filed petitions by email at boardofreview@pottco.org, subject to the Board’s electronic-filing rules.
The Board’s published 2026 roster lists Gary Thien as Chairperson, John Edwards as Vice Chairperson, and Norma Bolton, Tamara Brunow and Dan Krauel as members.
Open Pottawattamie Board of Review
Review procedures, electronic-filing instructions and current appeal information.
How to Search Pottawattamie County Property Taxes
Copy the parcel number from the Assessor.
It is the cleanest exact match.
Open the official Pottawattamie County Tax Search.
Use Pottawattamie Tax Search.
Choose the best search field.
The live portal supports Parcel Number, Owner, House Number, Street, City, Unit and Unit Type.
Open the matching parcel.
Verify the owner and street before relying on the tax balance.
Read each installment separately.
Iowa allows the annual amount to be paid in full or in two halves.
If delinquent, use the live total.
Interest can accrue monthly, so an old printed tax statement may no longer show the correct payoff.
eCheck
Current County-published online fee: $0.25.
Debit / credit card
Current published online fee: 2.25% of the amount due.
Real Estate Tax
712-328-5627
Pottawattamie County allows partial payments of current property taxes. The County says partial payment is not available for tax-sale amounts or special assessments.
Pottawattamie County Property Tax Due Dates
SEP 1
First half due
Tax is due September 1. Full-year payment is also allowed.
SEP 30
Pay without October delinquency
Treasurer instructs taxpayers to pay or obtain a valid postmark by September 30.
MAR 1
Second half due
Second installment is due March 1 of the following year.
APR 1
Second half delinquent
Unpaid second-half tax becomes delinquent April 1.
For the current cycle:
the first half can be paid without delinquency through September 30, 2026. The second half is due in March 2027 and becomes delinquent April 1, 2027.
If mailing close to September 30, the Treasurer warns that USPS processing may not create a same-day postmark. Send early or use another accepted method.
What Happens When Pottawattamie Property Taxes Become Delinquent?
October 1
First-half tax becomes delinquent and the Treasurer states interest begins at 1.5% per month.
April 1
Unpaid second-half tax becomes delinquent and monthly interest begins.
May 1
County law requires delinquency/tax-sale notices; parcels delinquent as of May 1 receive publication-related treatment.
June Tax Sale
Treasurer conducts the annual Iowa tax sale for qualifying delinquent parcels.
Tax sale is not the same as an immediate deed transfer.
Iowa tax-sale rules create certificate/redemption rights. The Treasurer says redemption payments must use guaranteed funds and the statutory redemption interest is 2% per month.
Delinquent parcels as of May 1 are assessed a publication fee and advertised for the annual June sale. The investor—not the County—is responsible for researching the property offered at tax sale.
“Please confirm the full payoff for Pottawattamie parcel __________ as of __________, including current tax, delinquent interest, publication costs, tax-sale status and any redemption amount.”
Open Treasurer Real Estate Information
Check current due dates, partial-payment rules and tax-sale guidance.
Use Pottawattamie GIS for More Than a Basic Parcel Map
GIS Viewer
Countywide parcel and geographic-information viewer.
Parcel Snapshots
Dedicated County GIS workflow for parcel-oriented map/report information.
Assessor Sales
Map-oriented comparable-sale information integrated with County GIS.
Surveys
Search County survey resources when boundary documentation matters.
Section Corners
Dedicated section-corner certificate application.
3D Aerial Photos
Additional visual context for terrain, development and parcel surroundings.
GIS parcel lines are not a replacement for a legal survey.
The Assessor also warns that its legal descriptions are for tax purposes. For boundary disputes, construction setbacks or an exact lot line, use recorded instruments and a licensed surveyor.
Open Pottawattamie County GIS
Choose GIS Viewer, Assessor Sales, Parcel Snapshots, Surveys, Section Corners or aerial tools.
How to Find Pottawattamie Residential Sales
The Assessor’s dedicated sales search is much more useful for value research than simply scanning nearby owner records. The residential sales tool supports detailed filters to identify potentially comparable transactions.
Location
Town/township, Council Bluffs map area and address.
Transaction
Sale date and total amount paid.
House
Year built, condition, base square feet, height/story and bedrooms.
Site
Lot size, basement and property-type descriptors such as condo, townhouse or duplex.
The Assessor says its comparable-sales system lists sales judged to be arms-length and excludes known transactions with circumstances that could misrepresent market value.
Use sales as evidence, not just the nearest three houses. Similar property type, condition, age, size, location and sale date usually matter more than simple distance.
Search Pottawattamie Deeds, Mortgages, Releases, Plats and Surveys
Start with the parcel/owner from the Assessor.
Save the property address, parcel number and owner spelling.
Open the Recorder’s Real Estate Record Search.
Use Pottawattamie Real Estate Record Search.
For current documents, use AVA.
The Recorder links its Pottawattamie County Records AVA system for recorded documents.
For broader Iowa searching, use Iowa Land Records.
The Recorder states that first-time users need to create a free account.
For historical transfer research, use the County’s Index Books.
Pottawattamie digitized lots/land transfer index books covering 1853–1989.
Deed
$12 first page + $5 each additional page.
Mortgage
$7 first page + $5 each additional page.
Plat / Survey
$7 first page + $5 each additional page.
Release
$7 first page + $5 each additional page.
The $12 first-page fee for deeds/change-of-title/contracts includes a $5 transfer fee for one parcel. Additional separate parcels add $5 each, subject to the Recorder’s published maximum additional-parcel fee.
Recorder does not prepare deeds or perform legal title work.
The office recommends an attorney/title company for document preparation and a professional title company when a thorough title search is required.
Why the Auditor Matters After a Deed Is Recorded
Transfer Records
Real-estate transfer documents recorded with the Recorder are also filed with the Auditor, proofed and entered into transfer records.
Taxable Value
Auditor applies the State’s assessment limitation to Assessor value and handles exemptions/credits in the taxable-value process.
Levies
Auditor prepares and certifies levy rates from the budgets of the various taxing authorities.
Need to split or combine parcels? Pottawattamie says the request must first receive the necessary planning approval, and each tract must be free of certified taxes and certified special assessments.
The Auditor no longer prepares quitclaim deeds. A new deed should be prepared through an attorney or Iowa title company and then properly recorded.
Pottawattamie County Buyer’s Property Due-Diligence Checklist
| Check | Why it matters | Official route |
|---|---|---|
| Parcel number | Connects assessment, tax, GIS and document research. | Assessor |
| Assessed value | Shows the Assessor value before Iowa assessment limitations. | Assessor |
| Taxable value | This—not assessed value alone—is used in the levy calculation. | Auditor / tax statement |
| Homestead status | Iowa’s Homestead rules changed for assessment year 2026. | Assessor |
| 65+ exemption | Eligible homeowners may have an additional $6,500 taxable-value exemption. | Assessor |
| Current tax | Confirms actual first/second half balance and payment status. | Treasurer |
| Delinquency / tax sale | Unpaid tax can accumulate monthly interest and enter the June sale process. | Treasurer |
| Recorded deed | Confirms the legal conveyance rather than only the assessment owner record. | Recorder AVA |
| Mortgages / releases | Important for title and lien research. | Recorder / title company |
| Comparable sales | Helps evaluate whether the assessment is aligned with similar arms-length sales. | Assessor Sales |
| Parcel GIS | Useful for terrain, aerial and parcel context in Loess Hills and rural areas. | County GIS |
| Survey / section corner | Needed when exact boundaries matter. | GIS / Recorder / surveyor |
| Zoning / city limits | Assessment classification does not determine what development is allowed. | County or city planning |
“I am researching Pottawattamie parcel __________ before closing. Please confirm the current assessed and taxable values, exemptions, tax balance, delinquency/tax-sale status, ownership transfer record and whether any recent deed or parcel change is still processing.”
Pottawattamie Property Search Problems and Fast Fixes
| Problem | Fast fix | Best source |
|---|---|---|
| Owner search returns too many records | Add first-name letters, town or street information. | Assessor |
| Street address does not match | Remove the house number and search only the street, then narrow by town. | Assessor |
| Know the parcel number | Search only parcel number; Assessor says other boxes are ignored. | Assessor |
| Need the exact tax payoff | Move to Treasurer Tax Search rather than relying on Assessor history. | Treasurer |
| 2026 assessment looks wrong | Ordinary Apr. 2–30 Board of Review filing has passed; contact Assessor about the record and future appeal options. | Assessor / BOR |
| Need current Homestead rule | Use the 2026 Iowa DOR rule; old $4,850 credit language is being replaced for assessment year 2026. | Iowa DOR |
| Need a deed from the 1970s | Recorder’s digitized historical index books cover 1853–1989. | Recorder |
| Need post-1989 deed records | Use AVA/online real-estate search. | Recorder |
| Need a legal boundary | Use recorded survey/plat and licensed surveyor rather than Assessor tax description. | Recorder / surveyor |
| Tax payment is late | Use the live Treasurer balance because 1.5% monthly delinquent interest can accrue. | Treasurer |
Pottawattamie County Property Offices
Assessor — Joe Casson
Courthouse, Room 257
227 S 6th Street
Council Bluffs, IA 51501
Mail: P.O. Box 1076, Council Bluffs, IA 51502
712-328-5617
assessor@pottco.org
Mon–Fri 8:00–4:30
227 S 6th Street
Council Bluffs, IA 51501
Mail: P.O. Box 1076, Council Bluffs, IA 51502
712-328-5617
assessor@pottco.org
Mon–Fri 8:00–4:30
Auditor — Mary Ann Hanusa
Courthouse, Second Floor
227 S 6th Street
Council Bluffs, IA 51501
712-328-5700
Mon–Fri 8:00–4:30
227 S 6th Street
Council Bluffs, IA 51501
712-328-5700
Mon–Fri 8:00–4:30
Treasurer — Lea Voss
Courthouse, First Floor
227 S 6th Street
Council Bluffs, IA 51501
712-328-5627
Mon–Fri 8:00–4:00
227 S 6th Street
Council Bluffs, IA 51501
712-328-5627
Mon–Fri 8:00–4:00
Recorder — Andrew Moats
Courthouse, Second Floor
227 S 6th Street
Council Bluffs, IA 51501
712-328-5612
Real-estate filings Mon–Fri 8:00–4:00
227 S 6th Street
Council Bluffs, IA 51501
712-328-5612
Real-estate filings Mon–Fri 8:00–4:00
Pottawattamie Property Action Center
Pottawattamie County Assessor Property Search FAQs
1. How do I search Pottawattamie County property records?
Use the official Pottawattamie County Assessor website. You can search by owner last and first name, street address and town, or parcel number. A parcel-number search is the cleanest exact lookup. Property records can include owner/address, tax description, assessed value, exemptions, recent tax information, land and building descriptions, photos and sketches.
2. Who is the Pottawattamie County Assessor in 2026?
Joe Casson is the current Pottawattamie County Assessor. The Assessor’s Office is in Room 257 of the Pottawattamie County Courthouse at 227 S 6th Street in Council Bluffs. The office phone number is 712-328-5617.
3. When can I appeal a Pottawattamie County property assessment?
The regular Iowa schedule allows informal Assessor review from April 2 through April 25 and formal Board of Review protests from April 2 through April 30. Pottawattamie specifically accepted 2026 Board of Review petitions during April 2–30, so the ordinary 2026 filing window is now closed.
4. What changed with Iowa Homestead property tax relief in 2026?
SF 2472 replaced the traditional Homestead Tax Credit with a taxable-value exemption equal to 10% of the homestead’s taxable value, with a $5,500 minimum and $20,000 maximum for assessment year 2026. Iowa Department of Revenue says the change applies to 2026 assessments and therefore affects taxes paid in September 2027 and March 2028.
5. What is the Iowa 65+ Homestead Exemption?
A qualifying Iowa homeowner who is at least age 65 on or before January 1 of the assessment year can receive an additional $6,500 taxable-value Homestead Exemption. Pottawattamie County handles the application through the Assessor’s Office.
6. When are Pottawattamie County property taxes due?
The first half is due September 1 and becomes delinquent October 1. Pottawattamie Treasurer instructs taxpayers to pay or obtain the required postmark by September 30 to avoid penalty. The second half is due March 1 of the following year and becomes delinquent April 1.
7. How much does Pottawattamie County charge to pay property taxes online?
The County currently publishes an online eCheck fee of $0.25 and a debit or credit card fee of 2.25% of the amount due. Fees can change, so review the amount shown by the payment processor before submitting the transaction.
8. What happens if Pottawattamie County property taxes become delinquent?
The Treasurer currently states that delinquent property taxes accrue interest at 1.5% per month beginning October 1 for the first half and April 1 for the second half. Delinquent parcels can receive notices, publication costs and eventually be offered at the annual June tax sale. Tax-sale redemption carries statutory interest.
9. Where do I search Pottawattamie County deeds and mortgages?
Use the Pottawattamie County Recorder’s AVA system for recorded County documents or Iowa Land Records for statewide searching. The Recorder also provides digitized historical grantor/grantee index books for land-transfer records from 1853 through 1989.
10. Can I use Pottawattamie County GIS parcel lines as a legal survey?
No. County GIS and Assessor mapping are useful for parcel research, but the Assessor warns that tax legal descriptions are not warranted for other uses. Exact boundary, easement or encroachment questions should be checked against recorded plats/surveys and, when necessary, a licensed surveyor.
Official Sources and Verification
Pottawattamie County Assessor
Joe Casson, parcel search, important dates, sales research and assessment information.
County Assessor Department
Current contact information and official value/exemption responsibilities.
Board of Review
2026 appeal dates, electronic filing and current Board information.
Treasurer Real Estate
Due dates, payment fees, partial payments, delinquency and annual tax sale.
Official Tax Search
Parcel, owner, house, street, city and unit search fields.
Pottawattamie GIS
GIS Viewer, Assessor Sales, Parcel Snapshots, Surveys, Section Corners and aerials.
Recorder Real Estate Search
AVA, Iowa Land Records, historical index books and subdivisions.
Iowa DOR Homestead 2026
New 10% taxable-value exemption, 65+ exemption and transition from the old credit.
Disabled Veteran Credit
Current 100% credit rules and July 1, 2026 homestead-size change for new applicants.
Verified for this August 2026 update:
Assessor Joe Casson; Chief Deputy Kevin Kreimeyer; Deputy Lesa Ryan; Assessor address, phone and office hours; Assessor search fields and displayed record types; January 1 valuation date; April 2–30, 2026 Board of Review filing period; current Board membership; Treasurer Lea Voss; Auditor Mary Ann Hanusa; Recorder Andrew Moats; September/March tax schedule; 1.5% monthly delinquency interest; $0.25 eCheck and 2.25% card payment fees; partial-payment rules; annual June tax sale; GIS tools; historic 1853–1989 Recorder index books; current recording fees; Iowa 2025 residential assessment-limitation example of 44.5345%; new assessment-year-2026 Homestead exemption; $6,500 age-65+ exemption; and the July 1, 2026 Disabled Veteran Homestead Credit rule change.
CountyPropertyAppraiser.org is an independent informational website. It is not affiliated with the Pottawattamie County Assessor, Auditor, Treasurer, Recorder, Board of Review, Pottawattamie County Government, Iowa Department of Revenue, Tyler Technologies, Vanguard Appraisals, Iowa Land Records or any GIS/payment provider.
Assessments, assessment-limitation percentages, levy rates, tax credits, exemptions, payment fees, Board of Review procedures, delinquent interest, tax-sale lists and recording fees can change. Verify parcel-specific and deadline-sensitive information with the responsible official office before paying taxes, filing an exemption, protesting value, purchasing property or recording an instrument.
Last reviewed: August 12, 2026.
Slug: pottawattamie-county-assessor-property-search