ROCHESTER — Property taxes will be due for Olmsted County property owners next month, but who will pay the most in May?
The first of two 2025 tax payments is due May 15. The county’s top 10 taxpayers are expected to cover nearly 9% of all property taxes collected.
Four of the county’s top 10 property taxpayers are Mayo Clinic entities. Mayo Foundation, Mayo Association and Mayo Clinic are the top three tax-paying entities, with Mayo Clinic Rochester coming in at No. 5.
Combined, the four Mayo Clinic entities are expected to pay $27 million of the $430 million in combined county, city, school and township property taxes.
Olmsted County Assessor Julie Hackman said overall taxes paid by Mayo Clinic entities are, in fact, even greater than $27 million, since additional Clinic-related entities own properties.
“There’s a multitude of different names.” she said of Mayo Clinic-related properties on the tax rolls, which range from vacant lots to clinic buildings.
With Mayo Foundation listed as the owner of the Mayo Clinic Building and Mayo Association owning the neighboring Gonda Building, Hackman said it’s unclear how Mayo Clinic determines which entity will purchase a property and be responsible for its taxes. Mayo Clinic declined a request to provide additional information on the listings.
While Mayo Clinic hospitals and some educational spaces are tax-exempt, Hackman said it doesn’t mean all buildings associated with those operations are free of tax requirements.
As a result, the combined Mayo Clinic taxes eclipse those levied on other property owners as the first half of countywide property taxes come due. By comparison, the county’s largest property tax bill for a single-family residential property is $55,862.
The county’s top 10 property taxpayers are:
1. Mayo Foundation with $12,008,380 in taxes on 58 properties with a combined taxable value of $390,010,700.
2. Mayo Association with $7,008,380 in taxes on six properties with a combined taxable value of $227,448,600.
3. Mayo Clinic with $5,006,611 in taxes on 11 properties with a combined taxable value of $161,352,700.
4. Minnesota Energy Resources with $3,277,473 in taxes due this year, largely on properties tied to energy distribution, which have values assessed by the state in a process separate for typical real-estate assessments.
5. Mayo Clinic Rochester with $2,990,389 in taxes on 33 properties with a combined taxable value of $97,765,200.
6. Knickerbocker Berkman LLC with $2,203,396 in taxes on the $121,726,800 million taxable value to the Berkman Apartments, 217 14th Ave. SW.
7. Apache Mall with $1,484,383 million in taxes owed on the assessed value of $47,730,100 in mall property. It does not include the southernmost section of the mall, which is owned by a separate entity.
8. Legacy Fund I LLC with $1,327,353 in taxes on the $42,686,700 taxable value tied to the Hilton Hotel at 10 E. Center St.
9. Regency Consolidated Residential LLC with $1,147,530 in taxes tied to The Pines residential complex, as well as nearby vacant property. The complex and other properties carry a combined $68,468,100 in taxable value.
10. Rochester West Campus LLC with $1,076,908 in taxes owed on a taxable value of $36,745,000 on the majority of the former IBM campus in northwest Rochester. It doesn’t account for the $865,964 in taxes owed on the rest of the campus under the name Rochester East Campus LLC.
Hackman said property owners from the top tier of taxpayers to the lowest need to keep the May 15 deadline in mind if they pay their taxes directly to the county.
“The due date is the 15th, so everything needs to be postmarked by the 15th,” she said. “(Property owners) can’t just assume when they throw it in their mailbox, that it’s going to be postmarked. It actually has to be postmarked by the 15th.”
While many homeowners might see their taxes paid through escrow accounts, Hackman said those paying by mail should send payments a few days early to ensure postal service delays don’t cause conflicts with meeting the deadline.
The second tax deadline of the year is Oct. 15.
