COMO Business Times | The Real Estate Issue | July 2025
Do you ever wonder “Why am I even with this bank?”
It’s too easy to accept a mediocre experience when banking is just a part of life. Before, it seemed like I had to jump through every hoop for my bank. I wanted a bank that would actually work for me. Look, switching banks is a big decision. I never made the e ort before, because I assumed I’d just get the same thing. After switching to The Bank of Missouri, I’ll never wonder if my bank can do more.
The bank of not settling. The Bank of Missouri. Switch to better.
PRINT IS NOT DEAD!
PUBLISHING
David Nivens, Publisher david@comocompanies.com
Chris Harrison, Associate Publisher chris@comocompanies.com
Jodie Jackson Jr, Anthony Jinson, ompson Center for Autism & Neurodevelopment
CONTRIBUTING WRITERS
Lauren Sable Freiman, Jodie Jackson Jr, Brandon Knight, Matt McCormick, Kathryn Deters McDonald, David Nivens, Steve Spellman, Brian Toohey
SUBSCRIPTIONS
Magazines are $5 an issue. Subscription rate is $54 for 12 issues for one year or $89 for 24 issues for two years. Subscribe at comobusinesstimes.com or by phone. COMO Business Times is published monthly by e COMO Companies.
OUR MISSION STATEMENT
COMO Business Times and comobusinesstimes.com strive to be Columbia’s leading source for timely and comprehensive news coverage of the local business community. is publication is dedicated to being the most relevant and useful vehicle for the exchange of information and ideas among Columbia’s business professionals.
Copyright e COMO Companies, 2025
All rights reserved. Reproduction or use of any editorial or graphic content without the express written permission of the publisher is prohibited.
FEEDBACK Have a story idea, feedback, or a general inquiry? Email our editor at Jodie@comocompanies.com.
Once upon a time, the South Callaway Courier, the weekly newspaper I edited and helped start in Holts Summit, published a photo of a “four-footed” cucumber that resembled an ape. At least in the eyes of some beholders. That precedent-setting decision led to a wide array of veggies-that-look-like-people that made their way into print.
It also led to a call from a local man, Richard Dunn, who had what I believed must be world champion hollyhocks that reached a good 15 feet into the air. Mr. Dunn wasn’t quite six feet tall, and the ginormous hollyhocks were a little more than double-and-a-half his height. Crazy impressive.
A few years back, I planted three or four hollyhocks, and they all grew to about three feet high – before dying from the dreaded hollyhock “rust.” They’d come back every year and quickly succumb. Last year, the potentially pretty flowers didn’t even break the soil. But this spring … My, oh, my. ONE of those majestic flowers popped up, and up, and up. It doesn’t rival Mr. Dunn’s longago beauties, but it’s safe to say that plant has a circumference of about eight feet is now nine feet tall. Hollyhock rust be damned.
We also have a yellow rose bush that has never grown more than about eighteen inches tall, but it produces the yellowish of yellow roses.
What’s growing in your garden? Bonus points if you planted it, it died, and then you gave up on it, only to see nature take its course and give eye-popping blooms. But seriously, if you’ve got an especially photogenic flower garden or horticultural creation, let me know, or send in a good photo. Sorry, though, I’ve had my fill of gourds that resemble Alfred Hitchcock and Abe Lincoln-esque eggplants, complete with top hat.
JODIE JACKSON JR EDITOR jodie@comocompanies.com
CORRECTIONS
Closer Look – March 2025
The “Closer Look” segment about Eversweet Bakery in the March 2025 issue of COMO Business Times implied that the bakery was allergen-free. The story was updated online on March 26, 2025, to clarify that while Eversweet Bakery offers dairy- and gluten-free options, it is not entirely allergen-free.
“Connected by Design”
The June 2025 feature story in COMO Magazine incorrectly reported that the thirty-mile trail loop around the city is about 85 percent complete. The correct number is 60 percent. The same story said that bridges 9 and 10 on the MKT Trail near the University of Missouri were being replaced. However, bridge 10 is being renovated; bridge 9 is being replaced.
Additionally, an inadvertent editing deletion removed the term “volunteer project” in reference to the COMO Trails Association (COMOTA) and the Gans Creek Trail, as well as reference to Columbia Parks and Recreation’s ownership of a six-mile stretch of the 10.5-mile trail, which is set to open this fall.
Finally, the MKT Trail celebrates its 40th birthday this year. An editing error changed the celebration anniversary to thirty-five years. To clarify, the first phase of the MKT Trail began in 1982, or forty-three years ago, but the trail wasn’t officially dedicated until 1985.
ON THE COVER
Boone County Recorder of Deeds
Bob Nolte is our subject for this month’s “A Day in the Life.”
Photo by Anthony Jinson
Top: Hollyhocks Bottom: yellow roses
CBT’s Advisory Board
CBT’s advisory board is made up of industry leaders and small business owners who help ensure CBT’s content is relevant to our local business community.
Shawn
Brooke
Drew
Jay
The Spaces That Shape Columbia
If there’s one thing we know for sure in Columbia, it’s that space — how we live in it, store it, and even preserve it — is constantly evolving.
This month, we’re diving into a few corners of the real estate conversation that you might not always see in the spotlight, but that are playing a bigger role in how we live and grow in mid-Missouri. First up: storage. It might not be the flashiest part of the real estate market, but it’s become a surprisingly big player. As people move, downsize, renovate, or just rethink their space, the demand for storage has quietly taken off — and we’re taking a look at why.
At the same time, we’re revisiting some of Columbia’s historic homes. These homes add character to our neighborhoods and remind us why thoughtful preservation matters, especially as new development moves in. These architectural time capsules give our neighborhoods depth and identity — but preserving them while keeping up with modern demand is a tricky line to walk.
Freelance writers Michelle Terhune and Madeleine Leroux took on the storage and historic homes features, respectively. And speaking of tricky … we’re also unpacking a real estate issue that doesn’t always get much attention but can cause major headaches: tangled titles. Whether
it’s unclear ownership, old family claims, or missing legal documents, tangled title situations can stall sales, complicate inheritance, and turn dream homes into legal puzzles. We’re talking with local experts about how these situations arise — and what it takes to untangle them.
CBT Editor Jodie Jackson Jr dug into the tangled titles picture, which is difficult to quantify locally if only because those title issues rarely surface until it’s time to sell the home.
Here are a few other things you’ll find in these issues of COMO Magazine and COMO Business Times: Eye-popping images and a story about Stephens Firestone Baar Chapel, by Casey Barwick; an overview of North Village Park, an urban park coming to the North Village Arts District, by new-to-us writer Jen Johnson; Dianna O’Brien’s fascinating look into the history of five historic Columbia cemeteries; and a progress report on the new building for the Thompson Center for Autism & Neurodevelopment, by Kathryn Deters McDonald.
You’ll also want to speed time checking out “What’s Going Up?”, “Street Talk,” and a selection of new business licenses. Just like the city of Columbia, The COMO Companies is also growing, forging past
A er all, real estate is about more than buildings and land. It’s about people — and their stories.
the middle of summer (already?!) and embracing as much of the season as we can before autumn arrives and some of our special projects come to fruition. We promise to blow your mind.
For now, here’s your key to unlocking some great stories and information in our July issues. After all, real estate is about more than buildings and land. It’s about people — and their stories. This issue is full of them.
Thanks for reading and for supporting local storytelling that’s rooted right here in Columbia.
All the best,
DAVID NIVENS PUBLISHER david@comocompanies.com
Closer Look
DIMPLES AND ROLLS LLC
After making microwaved scrambled eggs at the age of 3, Ginger Sims knew she was destined for culinary greatness. In 2022, Sims launched Dimples and Rolls LLC, though she put the business on pause after her mother’s death.
“It has only been recently that I feel as though my wings have wind again,” Sims said. “She would want me to pursue my dreams and remember the sky’s the limit.”
Sims and her mother experimented with various spring roll avors throughout her teenage years before selling rolls to friends and family to make ends meet. Now, she sells more than thirty varieties, including traditional pork, barbecue, pizza, strawberry cheesecake, and nearly everything in between. She’s known to take spring roll detesters to spring roll lovers.
With the support of friends and family, Sims has been able to keep her culinary passions going. She has expanded to catering as well, bringing dishes like Cajun spaghetti and Asian slaw to the community.
“Creating in the kitchen is something I enjoy very much. It truly soothes my soul,” she said, adding, “I wish my mom was here to see it, but I truly believe she knows and is watching over me with big smiles yelling ‘Go Little Magic, you got this!’ in her big voice.”
dimplesandrolls@gmail.com | 573-268-1654
Facebook: Dimples & Rolls LLC
TIGER NINJA
Opened in January 2025, Tiger Ninja brings Japanese and ai cuisine to the south side of Columbia. Owners Sai Tai and Nang Lont are also owners of Tiger Chef, a ai- and Burmese-inspired restaurant, which opened in 2019. Now, they bring a new concept to their food by o ering an express service. Everything at Tiger Ninja is to-go only.
Tiger Ninja is set to serve fresh sushi, hibachi, ai curry and noodles, and fusion dishes.
Sai Tai left Myanmar at the age of 23 in search of a better future. He met his wife, Nang Lont, in Malaysia, before they both came to Missouri in 2011. His goal was to start a restaurant that served his wife’s cooking. Since then, that dream has been accomplished.
573-988-2566
3709 S. Providence Rd., Ste. C, Columbia, MO CBT
Movers & Shakers
COLUMBIA PUBLIC SCHOOLS
Samantha Adams has been selected to be the next principal at Locust Street Expressive Arts Elementary School. Adams is currently the assistant principal at Mill Creek Elementary School. Adams will replace current Principal Julia Coggins, who will become the assistant principal at John Warner Middle School for the 20252026 school year.
Christopher Schmitz has been selected to be the principal at Shepard Boulevard Elementary School for the 2025-2026 school year. Schmitz is currently the principal at Moreau Heights Elementary in Jefferson City. He will replace Jill Edwards, who will become an elementary instructional mentor for Columbia Public Schools.
Dr. Adam Taylor has been selected as Columbia Public Schools’ chief academic officer for the 2025-2026 school year. Dr. Taylor was previously the executive director of secondary education. He replaces
Dr. Jeff Klein, who was announced as the district’s next superintendent earlier this year.
Allison Chostner has been selected to be the principal at Benton STEM Elementary School for the 2025-2026 school year. Chostner is currently the assistant principal at Benton STEM Elementary School. She will replace Sarah Sicht, who was announced as the principal of Eagle Bluffs Elementary School earlier this year.
COLUMBIA INSURANCE
Columbia Insurance has announced expanded leadership responsibilities for its regional vice presidents (RVPs). New assignments include: Shelly DeVore, vice president of agency distribution and management, will optimize agency engagement and develop new resources to support growth. Shane Martinez, vice president of middle market, will guide Columbia’s underwriting, service capabilities, and engagement strategies for larger policyholders. Byron
Smith, vice president of alternative markets, will identify innovative revenue opportunities and expand Columbia’s reach through non-traditional channels.
ATHENA AWARDS
The Columbia Chamber of Commerce Women’s Network recently recognized recipients of the 2025 ATHENA Leadership and ATHENA Young Professional Awards. This year’s ATHENA Leadership Award recipient was Jen Hedrick of SOA Architecture. The ATHENA Young Professional Award honored Arminta Phelps of Achieve Balance Chiropractic.
JEN WHEELER
Jen Wheeler is a new licensed insurance broker and has opened Rock Bridge Insurance. Wheeler is licensed in health, life, property, and casualty. She was most recently the cofounder and CXO of Big Tree Medical. Wheeler is also the founder of City of Refuge and co-founder of The Hero Clinic. CBT
ADAMS WHEELER
TAYLOR
MARTINEZ
SCHMITZ DEVORE CHOSTNER
SMITH
Doubling Its Capacity for Care
Thompson Center for Autism & Neurodevelopment marks
BY KATHRYN DETERS M C DONALD
AS RECENT REMARKS by Robert F. Kennedy Jr., U.S. Secretary of Health and Human Services, are sparking new conversations nationally about autism, the ompson Center for Autism & Neurodevelopment is leading e orts locally to ensure that the community it serves continues to have access to proper diagnosis, treatment, and support.
Prevalence rates for autism have increased over time, with the latest CDC report showing a rate of 1 in 31 children diagnosed with the condition. Ben Black, MD, medical director for the ompson Center, explained in an email that while some state that autism rates were only 1 in 10,000 in the 1970s, standardized diagnostic measures for autism weren’t developed until the late 1980s; as a result, many children who would be diagnosed with autism today were being diagnosed with other disorders then.
Increased awareness has played a role, as well. Since the ompson Center’s establishment with a gift from William and Nancy ompson in 2005, neurodevelopmental di erences have gained more acceptance than in decades past, says ompson Center Executive Director Connie Brooks, PhD. When a child’s functioning is signi cantly impacted and parents have social, behavioral, or other concerns, autism is often the rst area explored, rather than a last resort.
“We have a better understanding of the tools needed to identify autism along the spectrum and which treatments are most e ective,” Brooks said in an email. “We also have a better understanding of how families are impacted by neurodiversity and how to embrace some of those di erences and support others.”
Neurodevelopmental disorders are conditions characterized by impairments in the process of the brain and central nervous system developing; they typically emerge in childhood and persist through adulthood. e term "neurodivergent" emerged in the 1990s and re ects a way to frame these di erences in brain functioning, recognizing that everyone's brain is unique, rather than focusing on de cits.
“Overall, these terms have led to more awareness, acceptance, and understanding of autism and other neurodevelopmental conditions,” Brooks noted. “Treatment can focus
2005
Thompson
2010
milestone with major expansion.
2015
Center is established with a gift from William and Nancy Thompson.
Thompson Center moves into its location on Keene Street.
Center expands to a second location on Portland Street.
more on leveraging strengths and addressing behaviors deemed by caregivers to negatively impact the child's happiness or success, as opposed to treatment focused on making everyone behave the same or ‘normal.’”
e ompson Center provides diagnostic and other evaluations, medical exams, and medication management for children with neurodevelopmental conditions and concerns. e center also o ers a variety of therapies, including Applied Behavior Analysis, speech/language therapy, occupational therapy, and mental health therapy.
“Due to rigorous research, we've learned a lot more about the role of genetics and other factors in autism and other neurodevelopmental conditions,” Brooks wrote. “ is has started to allow us to identify subgroups within these broad clinical conditions, which can lead to more focused treatment strategies.”
If there is one myth that Black could debunk, it’s the idea that autism has a singular “cause.”
“ ose of us who work in this eld for a living understand that there is no single cause for autism,” he wrote. “ ere are many biological, genetic, and developmental pathways to the clinical diagnosis of autism.”
According to the ompson Center’s website, the center served nearly 15,000 patients from 100 Missouri counties in 2024.
ough wait times for an autism diagnostic evaluation appointment vary based on the type of service and the intensity of the patient’s symptoms, they can range from a few months to more than a year. Other services typically have much shorter wait times.
“I’d like to add that these wait times are not uncommon for autism centers across the nation. at’s not an excuse, but an honest recognition that the demand for autism and neurodevelopmental services is much greater than current capacities,” Brooks wrote. “ at said, the wait
times for services are too long, and this fact keeps us up at night. We have a work group addressing this very issue and tackling it from all angles.”
e ompson Center and its partners broke ground on a new 74,000-squarefoot facility in April 2024 that will double the center’s capacity for patient care. With the increased space, the center has already started recruiting providers to serve more patients. While Brooks notes that it’s difcult to predict what the ultimate impact will be on wait times, she anticipates reductions as they’re able to add more providers and implement new processes.
“With more space and more providers, we will be able to see more patients more quickly,” Brooks wrote. “It’s hard to predict exactly what the new wait times will look like, as the amount of referrals we receive continues to uctuate.”
e new facility will house an indoor movement and activity zone for play and therapies, a large outdoor adaptive playground, an outdoor deck, a family waiting room, group therapy rooms, a life skills room, and other amenities. New features like the training conference room are designed to improve collaboration among providers, trainees, and employees, and to support the center’s training, community outreach, and research initiatives. New technology like hyperwalls — large, high-resolution video walls designed for displaying complex visual data — will enable faculty and sta to share and explore research and data in a more comprehensive way.
e new facility will also enable the ompson Center to provide an outpatient program that focuses on reducing severe behaviors. Ali DuCharme serves as the lead clinical manager for the program, which is geared to children and adolescents ages 3 through 19 with autism or related developmental disabilities who engage in severe problem behavior. e interdisciplin-
ary model is designed to address not only the behavior, but also the broader medical, psychological, and environmental factors that may contribute to it.
“By helping families address severe behavior before it escalates to crisis levels, we hope to reduce reliance on emergency rooms, inpatient psychiatric care, and school removals,” DuCharme wrote in an email. “Supporting children in becoming safer, more independent, and more successful in their daily lives can reduce longterm strain on social, medical, and educational systems.”
e center is expected to move into its new location at South Providence Medical Park in March 2026. e state of Missouri provided $31.5 million toward the new building, which is to be matched through philanthropy and the sale of the ompson Center’s current buildings. e total cost for the project is $56.5 million.
SFS Architecture provided architecture and design for the project, with construction services by Whiting-Turner. MU Health Care and the University of Missouri have been instrumental in the new building process, as well, Brooks said.
She noted that families don’t have to wait for an evaluation to access most services and encouraged those interested to consult with their medical provider or the ompson Center to learn more about their options. e ompson Center also o ers free online training to support families while they wait for their appointments. After completing a short survey, families can access videos that o er tips on ensuring proper nutrition, establishing bedtime routines, and navigating school services.
“Each individual with autism is unique, with his/her own strengths and challenges,” Black wrote. “In an inclusive society that respects individuals, there are opportunities for autistic people to leverage their strengths in meaningful ways.” CBT
April 2024
Ground is broken on the new Thompson Center for Autism & Neurodevelopment.
Aug 2024
Last structural beam is installed at new center.
March 2026
Anticipated move-in date.
May 2026
Anticipated grand opening celebration.
The Role of a Listing Agent
BY BRIAN TOOHEY
WHEN CREATING A COMPREHENSIVE LIST of everything a listing agent does for their client, it easily amounts to more than 150 items. However, these tasks can generally be grouped into a few key categories that are most noticeable to clients: preparing the listing, negotiating o ers, managing home inspections and appraisals, and facilitating the closing process. Each category involves signi cant attention to detail to ensure a smooth transaction for both the buyer and the seller.
Before signing a listing agreement with a seller, a listing agent conducts thorough research on the property to be listed. is research includes analyzing recent sales of similar properties and determining the days on the market to establish an appropriate market price. e agent also veries essential property information, such as ownership, zoning, and any overlays or subdivision covenants and restrictions (C&Rs) that might a ect property use.
Once the seller and the listing agent have signed the listing agreement, the agent goes to work preparing the listing and initiating marketing e orts. is typically involves arranging for a photographer to take photos and videos and potentially staging the home. e agent then enters the listing data into the MLS system, uploading photos and associated documents, such as a plat map, seller’s disclosure document, utility history, and C&Rs. is enables the property to be marketed to other REALTORS in the system and listed on relevant websites.
After marketing the property and receiving one or more o ers, the listing agent collaborates with the seller to evaluate these o ers. ey consider factors such as the purchase price, proposed closing timeline, contingencies, and the buyer’s nancial quali cations. Usually, a countero er is prepared in response to
one of the o ers, allowing negotiation to take place back and forth until both parties reach a nal agreement.
Once an o er is accepted, the listing agent sends the signed contract to the buyer’s agent and the title company, then moves onto the inspection and appraisal stage of the transaction. Although transactions without appraisals or inspections do occur, they are quite rare.
is phase can be particularly stressful and may lead to further contract negotiations. If an appraisal comes in below the agreed purchase price, the listing agent will communicate with the appraiser to discuss the comparable properties that in uenced the appraisal amount. ey may also need to explore options for the seller if the appraisal falls short.
Inspections work similarly; when the listing agent receives the inspection report outlining the buyer’s requested remediation items, they negotiate with the buyer’s agent to agree on which issues will be addressed and who will cover the costs.
Additionally, the listing agent can assist the seller in nding contractors to complete any repairs that the seller agrees to address during these negotiations.
Once all contingencies have been resolved and any appraisal and inspection concerns have been completed, the listing agent prepares their client for closing with the title company. e listing agent reviews the closing documents and the nal settlement statement, which details the transaction speci cs and indicates how much the seller will net from the sale.
roughout this process, listing agents must remain “on call” because they can receive essential communications at any time of day, whether it be an incoming o er or updates from home inspectors and appraisers. ey must be ready to respond quickly to address any issues that arise during the transaction to ensure everything is ready for the closing day for the seller and the buyer. CBT
Brian Toohey is the Chief Executive Officer for the Columbia Board of REALTORS®.
Turning Summer Visitors Into Long-Term Opportunity
BY MATT M C CORMICK
WHEN PEOPLE THINK OF COLUMBIA IN THE SUMMER, they often think of lazy days on the trails, concerts under the stars, and the unmistakable energy that lls our city during events and campus visits. What they may not realize is that these summer moments bring with them a powerful opportunity for our local business community.
As president of the Columbia Chamber of Commerce, I have the privilege of seeing rsthand how our city transforms each summer — and how businesses can play a central role in that momentum. Whether it’s a family grabbing dinner after a Mizzou tour, a youth baseball team in town for a tournament, or an out-of-state visitor exploring Stephens Lake Park, summer visitors are here, they’re spending, and they’re looking for authentic Columbia experiences.
So, the question becomes: Are we ready to meet them where they are — and invite them back for more?
SUMMER IN COLUMBIA IS A BUSINESS OPPORTUNITY
Columbia is home to some of the best summer events in the state. From Art in the Park to outdoor music festivals, and from Fourth of July celebrations to weekend farmers markets, these gatherings bring tens of thousands of people into our shops, restaurants, hotels, and entertainment venues. In parallel, the University of Missouri hosts orientation events and campus tours throughout July — drawing prospective students and their families who are exploring not just the campus, but the city they may soon call home.
at’s a massive audience — and a golden opportunity.
3 WAYS BUSINESSES CAN ENGAGE RIGHT NOW
To help our local businesses tap into this summer surge, the Chamber encourages members to consider the following strategies:
1. Create a visitor-friendly experience. Small touches make a big di erence. Signage that welcomes Mizzou families or advertises “Tournament Specials” lets guests know they’re in the right place. O ering quick-service options, family deals, or themed items tied to local events helps you stand out.
2. Be present online. Most visitors will search online for places to eat, shop, or explore. Ensure your Google listing is up to date, post regularly on social media, and highlight any summer promotions or extended hours.
3. Collaborate with your neighbors. Consider working with nearby
businesses to create bundled experiences or referral discounts. For example, a co ee shop could team up with a boutique to o er a discount to customers who visit both. ese e orts build a sense of community while encouraging exploration.
THE BIGGER PICTURE: BUILDING LONG-TERM LOYALTY
Here’s what excites me the most: A visitor who has a great experience today could be tomorrow’s return customer — or even future resident. e more we lean into showcasing Columbia’s character, hospitality, and vibrancy, the more we build connections that go beyond a single transaction.
is is where you, our business leaders, shine. You are the face of Columbia. e way you welcome guests, share your story, and elevate local pride has a ripple e ect. It boosts not just your own bottom line — it strengthens the entire community’s brand.
Let’s make this summer not just a season of sunshine — but a season of opportunity. CBT
Matt McCormick is the president and CEO of the Columbia Chamber of Commerce.
Mike Grellner
Vice President, Plaza Commercial Realty
Job description: Twenty-give years into this, and I’m still trying to gure that out. I’ll summarize by saying if you are a landlord or tenant, seller or buyer, of commercial real estate and land in Boone County (and in some cases beyond those borders), then Plaza provides brokerage/ consultation services related to those circumstances. Our organization is sustained through transactions/ closings, but our practical role is dayto-day consultation for our clients and the broader community.
Professional background: 5 years of commercial brokerage / property management in St. Louis, 20 years of commercial brokerage / consultation in Boone County.
Hometown: St. Louis
Years lived in Columbia: Twenty
Favorite quote or motto: Grant me the serenity to accept the things I cannot change, the courage to change the things that I can, and the wisdom to know the di erence.
Why you are passionate about your job: at’s a feeling I have di culty putting into words. I love real estate, I love people. ... ose two things ll my day in this role. But there’s something more that makes it my passion. I truly feel a part of the “community fabric” each day. e transactions/consultation we’re involved in contribute to the greater goal of helping this community operate in an e cient manner that provides opportunity and quality of life for all that reside here.
If you weren’t doing this for a living, you would be ... I really don’t know. ere’s limited roles for a C- student! I could see myself teaching/coaching at the high school level. You have a real opportunity to make a di erence in a lot of lives. I’m deeply grateful to all those that do it.
Tell us something that people might not understand about your job: It’s unpredictable. Especially right now. I go into the o ce with some idea of what the day will look like, but the moment I step foot in the door, that can all change in the most unpredictable way … and I love that.
Also, we may start the day working with a multinational biomedical company and end it working with a local startup business looking for a single o ce. I love that daily diversity.
The big challenges facing your industry: Unpredictability (perhaps the biggest challenge in every industry right now). Our clients & community seek clarity on what the market conditions may look like one year, three years, etc. down the road. But really, uncertainty looms just months in front of us, much less years. We must stick to historical trendlines and real-time interpretation of the market conditions.
Your next professional goal: Carry the Plaza Commercial Realty ag/ brand forward in a manner that
makes it multigenerational, one that transcends decades and eras. I’m very fortunate to be doing that with Paul Land, Lauren Crosby, and Lisa Miller.
One of the biggest lessons I’ve learned in my field: Be humble.
Greatest strength: A willingness to put myself in uncomfortable conversations and circumstances. Absolutely critical to making progress in this eld.
Your greatest challenge: Balancing it all. I want to give myself completely to my career, my communities, fathering, and being a husband. I have to be careful with that mindset … and prioritize daily (every minute really) based on where the greatest need is.
What you do for fun: Real estate — I mean it. If I didn’t have fun doing it, there’s no way I’d still be here after twenty- ve years. Beyond that, it’s about time with my family, ideally in the outdoors kicking the soccer ball or in the Ozark streams and lakes.
Who makes up your family: My real purpose and daily motivation — my wife Karrisa of almost twenty years and our four incredible children: Frances, Augustus, Greta, and Mathias.
Favorite places in Columbia: Broadway in downtown, any time of day. MKT Trail. Columbia Farmers Market. Cooper’s Landing. ... is could go on and on. Geez ... we are fortunate to live here.
Accomplishment you are most proud of: Being a father and a husband. It’s not easy, it’s humbling ... it’s an absolute gift for which I express gratitude daily.
Most people don’t know that you: Met my wife because of my commercial real estate role in St Louis. Showing space to a client unexpectedly one day and met someone who unexpectedly became my beloved wife for nearly twenty years.
PERSON YOU SHOULD KNOW
Mike Grellner was the Columbia Business Times PYSK in January 2008. We’ve included some of his seventeen-years-ago responses — here’s what he said in 2008!
A Columbia business-person I admire and why: I have the opportunity to interact with so many people that I consider role models that it is di cult to single out one individual. Generally speaking, I admire individuals whose business e orts coincide with a desire to improve our community overall; they help me realize that you can strive to build your business while also working toward advancing this community.
Why I’m passionate about my job: I really enjoy working with people; on a daily basis, I interact with many di erent people in this community that are pursuing goals they are passionate about. It is very rewarding to help them achieve success.
A favorite recent project: Assisted Burrell Behavioral Health with a site search for their children’s clinic. is organization is important to the future of Columbia; it has been rewarding to contribute to their strategic plan.
Accomplishment I’m most proud of: Becoming a father. I suppose the jury is still out on how well I am doing, but I certainly beam with pride when I spend time with my wife and daughter.
Most people don’t know that: During college, I spent a summer as a commercial salmon sherman on an island o the southern coast of Alaska. It was the experience of a lifetime, and I hope to take my family there some day so they can experience it also. CBT
Keep local events local.
Recorder of Deeds
Bob Nolte is the recorder of deeds for Boone County.
Please give us a brief description of your position and responsibilities.
e recorder of deeds is an elected o cial responsible for maintaining and preserving important public records dating back to 1821. ese records include items such as real estate documents, marriage licenses, and military discharge papers. e majority of what we record relates to real estate, including documents such as property deeds (which transfer ownership), deeds of trust (which document mortgages), easements (which grant use of part of a property), and plats (which map out property lines in subdivisions). ese documents are typically submitted by businesses such as title companies or banks.
Most other visitors to the recorder’s o ce are here for something related to a marriage license, either to apply for
one before their wedding or to request a certi ed copy of an existing license. Lately, we’ve seen a surge in requests for certi ed copies, especially from people needing documentation of a name change when applying for a REAL ID.
e recorder’s o ce has also been able to help thousands of Boone County seniors identify the correct documents they need to show proof of ownership when applying for the Senior Real Estate Property Tax Relief program that started last year.
People probably tend to identify your office with property deeds, so let’s start there. What’s the process of recording a property deed, and why is that important? Recording deeds is what noti es both the public and the county of who owns what pieces of property. e records kept in this o ce form the basis of the assessment and taxation process. For most people, the document itself is generally created by an attorney or a title company, but
CBT’s “Day in the Life” series features Columbia pros (and amateurs) who do their part to keep the globe spinning and make life better for the rest of us — often in ways we don’t realize. We especially appreciate opportunities to tell our readers more about individuals and organizations that most of us are not familiar with.
you are also able to write out your own deeds if you feel comfortable doing so. With real estate being such an important and valuable asset, we recommend working with a competent attorney when recording documents that could a ect the title to your property.
When presented, documents must meet a standard format for our o ce to accept them and must be notarized. If a document is presented in-person, we’ll process and scan the document in front of you and return the original document to you immediately. If submitted by mail, we’ll record the document the day we receive it and mail the original back the next day. e county assessor will receive copies of all documents led and update the assessment rolls as needed.
What did you want to be when you were growing up, and when did you find your career path? Predictably, when thinking about what I wanted to be growing up, county recorder was not on the list. In eighth grade, I wanted to be a sports agent, so I thought law school was in my future. I went to undergrad to study lm production and left with a history degree, planning to be a teacher and coach. I was lucky to have great mentors who thought my skills could be used in college athletics administration, so I went to obtain a master’s degree at the University of Southern California. At one point, I thought I was going to be an athletics director.
While at Mizzou, I had the privilege to work for long-time Athletics Director Mike Alden. Over time, though, I realized that being an AD was no longer my ultimate goal. When the opportunity came to take the skills I had developed working in compliance and transfer them over to a new role leading the recorder’s o ce, I jumped at the chance to serve the people of Boone County in this way.
Tell us about your work experience prior to your current position. Before being elected Boone County recorder, I spent almost ten years at Mizzou in the athletic compliance o ce. Eventually, I worked my way up and was promoted to assistant director of compliance for education. From my experience in compliance, I honed my ability to interpret statutory requirements, implement policies and procedures to ensure the requirements are applied correctly, and ensure the organization maintains high ethical standards.
What influenced you to seek an elected office, and why recorder of deeds? Running for o ce was not something I was ever planning to do, but I think I got extremely lucky to nd a position that perfectly matched my experience, and I’m thankful for the opportunity to serve in this capacity. Additionally, I have my friend Jennifer to thank for suggesting this role may be a good t for me.
As I learned more about the recorder’s o ce and met with former recorder Bettie Johnson, I immediately saw the connection between my experience in
compliance and the skills necessary to serve as recorder. When I rst set foot in the climate-controlled vault and was able to hold those over 100-year-old historical documents in my hand, I knew I wanted the job of protecting them. As I ran for o ce, which is the strangest, longest job interview of my life, my campaign focused on educating people about why the recorder’s o ce is important.
Let’s get the day started. What is your wake-up time and your morning routine — your “getting ready for the day” routine? My alarm is set for 5:50 a.m. ree days a week, I play racquetball at MizzzouRec, so I rush to eat some breakfast (a banana, oatmeal, and some co ee) before heading o to the gym.
When does your workday start, and what are the first things on a typical daily to-do list? When our o ce opens at 8 a.m., we generally don’t have a line of people beating down our door, so we start by addressing any recordings that are submitted electronically (e-recording) overnight. en, throughout the day, we will work with customers who call, email, or
come to the o ce needing assistance. More documents come in the mail throughout the day, and we also issue marriage licenses and certi ed copies for walk-in customers. One of the local title companies comes in twice a day to record, and we know we’re going to have to process multiple documents at that point.
When not working with a customer or indexing the current day’s recordings, the sta is working on indexing older documents so they can be searched online. We are currently back to the early 1960s for deeds. We’re working our way backwards to have more documents available online within our search system each day.
Describe something that might have been a distraction and how you deal with those moments. Not necessarily a distraction in a bad way, but in this job, I have found we are usually going to get one or two good questions a day that take a little more time to review and can interrupt other tasks I had planned to address that day. For me, it is more important to take time to help the public than to stick to a rigid schedule for my to-do list.
You’ve already addressed your office’s role in recording real estate documents. But there are also marriage licenses, military discharge records, tax liens, wills, and other documents that require an official record. Tell us about some of those. For many people, the only time they come to the recorder’s o ce is to apply for a marriage license. Generally, people getting married are in a good mood, and our sta can get the license process completed in about ten to tteen minutes. When I took o ce, one of the rst things I added was an online application that those getting married can start at home, before coming in to sign.
One of the other incredibly important types of documents I am charged with protecting is military discharge records. Commonly referred to as a DD214 form, our o ce will record the discharge records for service members and provide certi ed copies, all without charge. Recording a military discharge can be helpful, allowing the service member to provide those needing proof of military service with a certi ed copy of the document, instead of the original. I encourage all those who served to bring in their discharge records to be recorded.
We’re told that the recorder’s office has some of the oldest documents in the county and that they are stored in a climate-controlled area. What documents are those? e deed records start right at the beginning of the county in 1821. e rst entry, in Book A, page 1, was the commission of Roger North Todd as the rst circuit clerk of Boone County. At this time the
circuit clerk also performed the duties of the recorder, so it is only appropriate to start with Mr. Todd’s commission, then oath of o ce and bond as the rst things to be recorded. After Mr. Todd’s documents come the commission, oath, and bond for the rst sheri . By page 4, the rst deed is recorded, transferring 320 acres from Taylor and Fanny Berry to Jessee Copher (or Coopher). From then on, every recorded transfer is in our records. Every deed that is recorded is entered into an index so the location of the document can be found by searching either the grantor’s name (the person giving the land), or the grantee’s name (the person receiving the land). e deed books and indexes from 1821 through 1959 are stored in a climate-controlled area and kept under a re suppression system. We also have micro lm and digital scans of all deed books, and they are backed up in multiple places.
So what time is lunch? What are you having, or where might you eat? Most of the time, lunch is right around noon. I do most of the cooking at home, so lunch is usually leftovers from last night’s dinner. But I also love working downtown. It is wonderful to be able to be so close to so many great restaurants. I think Endwell opening up next door to my o ce has de nitely added a bit to my waistline. at’s also not to mention all the other great places so close, such as Delia’s, Ernie’s, Pizza Tree, and Goldie’s, to name a few.
Tell us about your team and your staff’s areas of expertise. I am so lucky to have an amazing team that
works with me in the recorder’s o ce. Combined, our sta has over eighty years of experience serving Boone County. All of the sta are cross-trained in the areas we cover, so anyone will be able to help you, whether your question is related to recording real estate documents, marriage licenses, tax liens, or anything else in our department.
What time is your workday over? Our o ce closes to the public at 5 p.m. We will go through our security backup process before we head out for the day, to ensure everything recorded that day is backed up in multiple places. After that, I’m on to whatever other activity I have that night, be it coming home to cook dinner or attending a community activity.
What’s your favorite food for dinner? Who will you share that meal with? As the weather has been getting nicer, I am able to grill more often. It’s hard to beat a great steak, grilled to perfection. Of course, my favorite person to share it with is my chief taste tester — my wife, Kate.
What do you do to unwind in the evening, and when is it “lights out” time? After dinner, Kate and I will take a walk through the neighborhood, I’ll play guitar, or we will watch TV. My goal is to be in bed by 9:30 p.m. and then try to stay o my phone by playing some pen-and-paper sudoku, before I fall asleep hopefully before 10 p.m.
What keeps you up at night? I think the scariest thing that could happen to someone related to my o ce is losing their home to a criminal through deed fraud. While it is rare, there have been increasing instances nationwide of criminals attempting to change the ownership of a property without the real owner’s knowledge or consent. Unfortunately, the recorder’s o ce is often the place where these fraudulent documents are submitted.
In order to combat deed fraud, the recorder’s o ce provides all Boone Countians with access to a free alert system. Once you sign up (deedwatch. boonemo.org), you will receive an alert if a document is led in your name. If there is a fraudulent document led, early detection is the key to solving the issue quickly. CBT
WHAT THE PROS KNOW BUSINESS
ELEVATE: BUSINESS PHONE SYSTEMS BY GFI DIGITAL
By Bruce Gibbs
ABRUCE GIBBS Founder & President
t GFI Digital, we simplify the technology your business depends on — copiers, managed print, advanced technology, and managed IT services. Now, we’re bringing that same expertise and integration to communication.
Too many organizations juggle separate providers for phones, IT, and office technology. The result? More complexity, inconsistent service, and a lack of timely, reliable support—leading to reduced productivity and growing frustration.
Our Solution
Elevate by GFI Digital combines 5 communications in 1: business phones (voice), video meetings, team chat + SMS, contact center, and file collaboration—fully integrated with your existing infrastructure and backed by our trusted local, U.S.-based support team.
Support that Sets Us Apart
You’ll never wait on hold with a rep halfway across the world. We bring together industry-leading technology with unmatched service and support.
GFI Digital delivers personalized implementation, training, and 24/7 support—wherever you operate. We’ve made the investment in people and technology, so you don’t have to.
With GFI Digital’s live Help Desk, you’ll speak directly with a local Unified Communications (UC) support engineer who understands your environment.
When communication is mission-critical, support isn’t optional—it’s everything. And it’s what GFI Digital has delivered for years.
Works With What You Already Use
Easily connect with Microsoft Teams, CRMs, and other key business tools.
Built to Scale With Your Business
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• Mobile Integration: Stay connected on any device, from anywhere.
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Cloud-based tools that grow with you while keeping data safe and accessible.
With Unified Communications from GFI Digital, your phones, meetings, messaging, and collaboration tools live in one place— managed by the partner that already supports your critical office systems. Bring everything under one roof. GFI Digital is your one partner for every solution.
WHY PROST BUILDERS SHOULD BE YOUR FIRST CHOICE FOR YOUR NEW FACILITY
By Vaughn Prost info@prostbuilders.com
W
hen embarking on your journey of constructing a new facility-the stakes are high! Your facility represents a major investment — financially, operationally, and in terms of your brand’s future. That’s why choosing the right construction partner is one of the most critical decisions you can make. And when it comes to experience, reliability, and craftsmanship-Prost Builders stands head and shoulders above the rest.
A Legacy of Excellence
It’s important to choose a company that has longevity-since it’s not just a sign of survival, but also a mark of consistent excellence. Prost Builders has been delivering highquality construction services for over 76 years with a portfolio and a proven track record that includes a wide variety of successful projects. Our projects include many sectors such as healthcare, education, government, ecclesiastic, multi-family, and private industry. When you’re building a facility-you’re not just hiring a contractor; you’re gaining a partner that understands what it means to deliver excellence on time and on budget.
Design-Build Expertise
One of Prost Builders’ most valuable strengths is their design-build approach. This model streamlines the construction process by integrating the design and construction phases under one contract — reducing time, improving communication, and lowering costs. It ensures fewer surprises, faster delivery, and a more cohesive vision from day one. If you’re looking to avoid the chaos of coordinating between architects, engineers, and contractors, Prost’s integrated project
VAUGHN PROST Owner & President
Vaughn Prost is the owner and president of Prost Builders lnc., a design/build and construction services firm located in Columbia. Vaughn has over forty years of domestic and international design and construction experience as a cost and scheduling engineer, structural engineer, owner’s construction representative, and general contractor.
delivery is the smart choice, and it answers the clients wish for a single point of responsibility in their attempt to reduce risks and overall costs.
Customized Solutions, Not Cookie-Cutter Projects
No two facilities are the same. Prost Builders takes the time to understand your specific needs, whether you’re constructing a medical office, a distribution center, or a public works building. We collaborate closely with owners to tailor every detail — from functionality and aesthetics to sustainability and future scalability. Our ‘client-first’ mindset ensures your facility not only meets today’s requirements but also positions you for long-term growth. Prost Builders can also provide value engineeringwhich provides necessary functions in a project at the lowest possible price.
Commitment to Quality and Safety
Prost Builders upholds the highest standards of quality, and their attention to detail is second to none. Whether we restore an historical building or construct a brand-new facility, we use state-of-the-art construction methods, skilled labor, and toptier materials to ensure every project reflects durability, excellence, and quality. Just as importantly, safety is a core value and that
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is why our teams adhere to rigorous safety protocols, ensuring that both workers and clients are protected throughout the build.
Trusted by Communities and Institutions
Prost Builders has earned the trust of public institutions and private clients alike. Their projects dot Central Missouri, from Kansas City to St. Louis and cover all types of client purposes and needs. These are all spaces where reliability, precision, and compliance are paramount.
Why Settle for Less?
Your facility is more than a building — it’s a foundation for your future and the potential for success and growth. With so much at stake, why settle for less than the best?
Prost Builders offers the perfect balance of experience, innovation, highly skilled labor, and personal service to bring your vision to life. They don’t just build structures; they build relationships, trust, and success. When you choose Prost Builders-you choose confidence, integrity, and excellence from a company rooted in Missouri. We’ve been here for over three quarters of a century and will continue to be here for our clients.
Call today to start your new project with us at (573)690-1616 or email virginia@prostbuilders.com.
BUSINESS GROWTH: HOW TO BALANCE EXPANSION AND SAVINGS
By Brad Roling broling@midambk.com
Business growth is an exciting accomplishment, but the task of getting to the point of expansion can seem daunting. Whether you’re met with unexpected expenses or you just don’t have a budgeting strategy, it can leave you feeling stagnant. Let’s dive into balancing expansion while staying financially secure.
Managing a budget for your business that lends itself to both savings and growth is essential to a business’s long-term success. A common practice is to allocate around 10-20% of your income towards savings. This can be tricky depending on where you’re at in the growth and expansion of your business. Focusing on what you can do, like managing expenses, will help navigate a savings amount that works for your business.
Understanding your business goals will help you tailor your saving strategy to best meet your needs. If you have a long-term savings goal, a Certificate of Deposit may be the
perfect product to put your money into as it can be out of sight, out of mind. If you are looking to have more access to your money at any given time, a money market account, or savings account, such as our Prime Time Savings account, that earns a higher interest rate would be ideal. Tricks such as having a set amount transferred to a savings account once a month can help automate your saving and be one less thing to think about. Growth in business isn’t always linear and unexpected needs can arise. If you find that your business needs are changing rapidly and your savings account can’t keep up, consider a business loan. While getting a loan may seem like the opposite of a savings strategy, you will reserve what you do have in savings for time-sensitive
projects or emergencies. You can continue to contribute to your savings account during this time as well.
At Mid America Bank, we pride ourselves in partnering alongside your business. Not only can we assist you with a savings strategy, but we can provide many other tools and resources to help you on your business growth journey. Reach out to me or the team at our new Columbia location any time to talk about your goals for growth!
HOW TO CREATE AN ENGAGING MONTHLY NEWSLETTER YOUR AUDIENCE WILL LOVE
By Charles Bruce III charles@comocompanies.com
Awell-crafted monthly newsletter is a powerful tool to keep your audience informed, engaged, and loyal to your brand. Whether you’re communicating with customers, clients, or members of your community, an engaging newsletter can enhance your connection and establish your brand as a trusted resource.
Here’s how to create one your audience will look forward to each month.
1. Define Your Goals
Before crafting your newsletter, determine its purpose. Is it to share company news, promote services, educate your audience, or build a sense of community? Setting clear goals will help shape your content strategy and keep your newsletter focused and relevant.
2. Know Your Audience
Understanding your audience is key. What topics interest them? What challenges do they face? Use surveys, social media feedback, and analytics to identify their preferences. This ensures your newsletter resonates with their needs and keeps them engaged.
3. Catch Their Attention with a Strong Subject Line
Your subject line is the first thing readers see and can make or break your open rates. Aim for short, intriguing, and benefitdriven lines. For example, “5 Tips to Simplify Your Morning Routine” is more engaging than “October Newsletter.”
4. Personalize the Content
Personalization goes beyond addressing recipients by name. Segment your audience based on their interests,
CHARLES BRUCE III Director of Client Relations
Charles Bruce is the Director of Client Relations for COMO Companies which owns COMO Marketing, COMO Magazine, and COMO Business Times. He received his Bachelor’s Degree in Business Administration and his MBA from the University of Dubuque. When Charles isn’t being the life of the party, he can be found climbing a large mountain. In December 2023 he climbed the Imja Tse mountain in Nepal.
behaviors, or demographics and tailor your content accordingly. For instance, a local business might send one version of their newsletter to loyal customers and another to new leads.
5. Use Visual Appeal
An aesthetically pleasing layout can significantly enhance engagement. Use a clean design with plenty of white space, eye-catching images, and your brand’s colors and fonts. Break up text with headings, bullet points, and graphics to make the newsletter easy to skim.
6. Include Valuable Content
Every piece of content in your newsletter should provide value. Include articles, tips, or insights that educate or entertain. Highlight company news, upcoming events, or exclusive offers. Incorporate user-generated content like testimonials, reviews, or photos to boost credibility and foster community.
7. Call to Action (CTA)
Each newsletter should have a clear CTA that guides your audience toward the next step. Whether it’s “Read More,” “Shop Now,” or “Register for Our Webinar,” a strong CTA ensures your newsletter drives meaningful engagement.
573-577-1965 | comomarketing.co
8. Be Consistent
Consistency builds trust and anticipation. Stick to a regular schedule — whether it’s the first Monday of the month or the last Friday. Keep the tone and branding consistent so readers know what to expect.
9. Optimize for Mobile
A large portion of your audience will read your newsletter on their phones. Use mobile-responsive designs, concise text, and easily tappable links to ensure a seamless mobile experience.
10. Analyze and Adapt
Track metrics like open rates, click-through rates, and unsubscribes to gauge your newsletter’s performance. Pay attention to which types of content generate the most engagement and refine your approach accordingly.
An engaging monthly newsletter is more than just an email; it’s a relationshipbuilding tool that keeps your audience connected and invested in your brand. By understanding your audience, delivering value, and maintaining consistency, you’ll create a newsletter your readers will eagerly anticipate.
Start crafting yours today and watch your engagement soar!
Appraisal, Assessment, and Your Property Tax Bill
Behind the scenes of the Boone County assessor’s Office.
BY LAUREN SABLE FREIMAN
With more than thirty- ve years with the Boone County assessor’s o ce under his belt, Kenny Mohr has learned to navigate and understand the complicated world of property assessment and taxation. After rst joining the o ce in 1989 as an appraiser, Mohr held several positions through the years before being elected Boone County assessor in 2020. Even with his years of experience, Mohr says that assessing property values and understanding property taxes has many nuances and is often a point of confusion for property owners.
“Assessment and taxation is a very complicated proposal, how they work and how they intertwine,” Mohr says. “A lot of people think the assessor is the tax guy, but in reality, my job is to value property. at’s all I do.”
VALUATION PROCESS
Agricultural, residential, and commercial properties are taxed at di erent rates, and the values of those properties are assessed in di erent ways.
For a property to be classi ed as agricultural property, it has to be more than ve acres. Anything less than that, Mohr says, falls into the residential classi cation.
“Once you are deemed to qualify for the agricultural class, the value we place on that land is based on its productivity value, not its true value, de ned by the state statutes and constitution of Missouri,” Mohr says.
Every two years, Mohr says the state tax commission hands down productivity values, which divides agricultural land into eight types based on soil productivity guidelines. Land that has a higher production value is valued higher, and Mohr says the values provided by the state tax commission are “very generous.”
“For example, bottom land has higher value than hillside,” Mohr says. “Land is divided by soil type, whether it is wooded, or pasture, and has other characteristics.”
Once the land value is established, the assessment ratio for agricultural property is 12 percent. at means that a farm valued at $100,000 would have an assessed value of $12,000, Mohr says.
“If there are outbuildings or barns, those are valued as an improved structure, and those are also assessed at 12 percent,” Mohr says.
For residential properties, single family dwellings, manufactured homes, and other residential properties, Mohr says a representative from the assessor’s o ce goes out to the property to “physically string a tape around the home and come back with a square footage.”
“We also do a cost approach, which is what it would cost to build it today,” Mohr says. “If it is an older structure, we consider depreciation, and once we have depreciated it, we have a value for the home.”
e county also looks at what the lot is worth from a market standpoint, which is known as a market approach.
“We keep a sales database, and we can use a sales comparison, where we pull ve homes that have sold over the past two to three years, make adjustments for di erences, and come up with an adjusted sales price based on those ve comps,” he adds.
When a property transfers in Boone County, the owners will also receive a survey to collect information about the property and what the buyer paid to make sure the data the assessor’s o ce has is correct.
Once a value is assessed for a residential property, it is assessed at 19 percent of the value, Mohr says. A home valued at $100,000 would have an assessed value of $19,000.
While agricultural property is assessed at 12 percent and residential property is assessed at 19 percent, com-
mercial property is assessed at 32 percent of market value. Commercial property is valued using a combination of an income approach, which deals with income-producing properties that are generating income, a cost approach, and a market approach. In addition to having a higher assessment percentage, Mohr says commercial properties are also subject to a 61-cent surtax.
“On the commercial side, there is a higher assessment ratio, which is almost twice the residential rate, which is why commercial taxes are so much higher than residential or agricultural property,” he explains.
A GROWING CHALLENGE
Being responsible for up-to-date property assessments in a growing city like Columbia is a challenge in itself. e rst challenge is keeping up with newly constructed properties throughout the city and county.
“Since I rst started with the o ce in 1989, the city has grown, and we have probably doubled the number of rooftops in that amount of time,” Mohr adds. “ e growth has been a large part of what we do — trying to keep up with that growth. e city continues to grow, and people are annexing their properties into the city. ere is also a lot of growth in farms that are broken into smaller tracts with people building homes on them. We’re seeing a lot of that.”
e past couple of years have also seen a ourishing real estate market, resulting in increasing home values.
“If you would have told me that housing prices would increase by double digits, and not just 10 or 11 percent, but 15 to 17 percent in a year, I would have told you you were crazy, but we saw that,” Mohr says. “It’s been very di cult to keep up with.”
e state of Missouri gives assessors the authority to do a general reassessment of property values in odd number years. at ensures that values are based on current market value and are comparable with other similar properties. However, statutes also dictate how much property values can increase at each reassessment.
“ e way the market has been, especially in the residential subclass, property values have increased,” Mohr says. “My job is to stay as close to market value as I can, but I can’t increase property value over 15 percent unless I’ve done a physical inspection of the property. When you’re talking about 70,000 parcels in Boone County with an appraisal sta of six, I am limited on my resources.”
CONTESTING ASSESSED VALUES
Once a property value is adjusted by the assessor’s o ce, an impact notice, or change in assessment notice, is mailed out. At that time, Mohr says that property owners in Boone County can call or email the assessor’s o ce to contest the assessed value.
“ ey can call or email us, and we will set up an appointment for them to come in and talk to us,” he says, noting that the property owner needs to provide “ rm documentation” to support their assertion that the assessor’s o ce value is incorrect.
“We have an informal hearing with them, listen to their position, we explain our position, and if we nd the individual has merit, there is a chance we will go out and look at the value,” he says.
If a property owner still has an issue with their assessed value after the informal hearing, they can go through a formal appeals process with the Boone County Board of Equalization. Ultimately, property owners can appeal their assessed value to the Missouri State Tax Commission, the circuit court, and nally the Missouri Supreme Court.
“We don’t see a lot of residential properties going that route,” Mohr says. “Most are large commercial properties.”
ADJUSTING PROPERTY VALUES
Mohr says that properties are valued as of January 1. Should a property decrease in value, the value can be adjusted for that particular year.
“If a property is damaged by a re, for example, we can make an adjustment for that,” Mohr says. “ e value is based on the value as of January 1 of that year.” CBT
TITLES
The ‘clouded’ real estate title picture in Columbia is difficult to quantify.
BY JODIE JACKSON JR
Afamily or individual who has been paying the property tax and insurance on a home will be surprised — and disappointed — when they try to qualify for a home improvement grant, or if they decide to sell the home, only to discover they have no proof of home ownership.
It’s called a “tangled title,” where the name on the o cial record of ownership, or the deed certi ed in the recorder of deeds o ce, may not re ect the actual current owner of the property. at typically happens when the homeowner of record dies without leaving a will to spell out who gets which assets. While those questions can be resolved through the probate process, those steps are lengthy and not always satisfactory for those liv-
ing in the house, especially if additional family members and possible heirs are identi ed via probate proceedings.
And that also means the property cannot easily be passed along to other family members or the next generation in what is known as “generational wealth,” and that scenario happens more frequently to minorities and people of color.
Real estate and title insurance professionals say the e ect of tangled titles on the real estate market and the inventory of homes that could be considered “a ordable housing” is clear, but not easily quanti able.
Creating a will with a bene ciary deed and purchasing title insurance are the best ways to prevent or avoid the quagmire of xing a tangled title, said David
Townsend, senior vice president at Fidelity National Financial Family of Companies and incoming president of the American Land Title Association.
“It would be very hard to quantify it in Columbia speci cally,” he said. Townsend, a Columbia native and graduate of the University of Missouri School of Law, is the agency division manager for FNFFC in Columbia, overseeing operations for some eighteen states. e company is the market leader for title insurance with about thirty percent of the national market.
“A lot of people don’t know how to navigate this,” he said. On average, a family or individual might buy a home two to three times in their lifetime, but in underserved and minority areas, home-buying might be a once-in-a-lifetime event. “We need
HOW TO ADDRESS TANGLED TITLES IN MISSOURI
Quiet Title Action
This is a lawsuit filed in court to establish clear legal ownership and "quiet" any competing claims or disputes. The plaintiff asks the court to declare their title superior to others, resolving any ambiguities.
Corrective Deeds
If the title issue is due to a mistake in the documentation (e.g., misspelled names or incorrect property descriptions), a corrective deed can be used to fix the error.
Release of Lie
If the tangled title involves an unpaid lien, like a mortgage or tax lien, it must be resolved by paying off the debt and obtaining a release from the lienholder.
Title Insurance Claims
If you have title insurance, you can file a claim to get help resolving or compensating for the title defect.
Probate
If a property owner has died and the title is still in their name, the heirs may need to go through the probate process to transfer the title.
Mediation or Negotiation
In some cases, tangled titles can be resolved through mediation or negotiation between the parties involved.
Editor’s note: This is an AI-assisted, link-sourced list presented by COMO Business Times.
better housing education,” he added. “People aren’t taught this process or have good knowledge of it.”
Boone County Recorder of Deeds Bob Nolte said his o ce records bene ciary deeds “every day” and “a good number of people are planning for how their property will be handled.”
But those without some level of estate planning or legal representation, or “they just don’t know this is how you pass down property,” are at risk of passing on a tangled title.
“I wouldn’t say it’s pervasive in Columbia,” Nolte said, but that doesn’t mean tangled titles are a non-issue.
“ e trouble is a lot of folks don’t know it until it becomes an issue,” he said. “ at’s where title companies and title insurance come into play.” And it’s not like anyone can know a home has a tangled title without doing a title search.
Other areas of the country have attempted to quantify the tangled title picture.
e New York Times has reported that Baby Boomers hold $18.9 trillion in real estate assets which, upon their death, could create complicated probate issues for their inheritors in the absence of a will. A tangled title is also sometimes called Heirs Property. In Missouri, they are known as “clouded” or “defective” titles. ey can arise due to issues other than a homeowner’s death without a will. ere can be errors in recorded documents, unreleased liens, or problems with the chain of title, especially properties purchased at tax sales.
Divorce agreements can also lead to title tangles if not spelled out properly or if property is not promptly recorded as ordered in the agreement.
However, experts say tangled titles primarily impact the Black community. A study by the Pew Charitable Trust found that Black families have the highest percentage of tangled titles at 87 percent.
St. Louis Magazine published “How tangled titles freeze wealth in Black neighborhoods” in May 2023. e story entailed the magazine committing resources to searching public data bases, ancestry records, and other documents to discover that at least 100 properties in St. Louis showed ownership by someone who had been dead for at least six years. Most of those properties had residents, either friends or family members, who had no legal claim to the property. An attorney who reviewed the ndings said the number was more likely “in the thousands.”
O cials commenting on that discovery said tangled titles block the transfer of intergenerational wealth and can lead to vacancies — which can contribute to public safety issues and lower property values overall — and that tackling the problem would help close the racial homeownership gap.
A study by Pew Charitable Trusts in 2021 estimated that the city of Philadelphia had 10,407 tangled titles that were concentrated in predominantly Black neighborhoods, locking up a combined $1.1 billion in family wealth.
“ e easiest way to [transfer property] is to have a bene ciary deed,” said Townsend. “It’s the non-probate process, which can get expensive and lengthy. And you usually can’t do it without an attorney. In lower income areas, you might be able to hire an attorney to help.”
Nolte is quick to point out that while he and the sta at the recorder’s o ce can o er some guidance, they are not attorneys and cannot give legal advice. CBT
Street Talk
Special election and candidates set; Trader Joe’s inches closer to opening.
BY JODIE JACKSON JR
JUNE 3 WAS THE DEADLINE TO FILE for the open Second Ward seat on the Columbia City Council. Two candidates will be on the August special election ballot to ll the seat. e candidates are Vera Elwood, the youth program coordinator for e Center Project, an LGBTQ+ community center in Columbia, and Ken Rice, the chief operating o cer for Pickleman’s Franchising. Rice waged an unsuccessful spring campaign for a seat on the Columbia Public Schools Board of Education.
e ling period opened May 13 as the result of councilperson Lisa Meyer’s resignation. e Columbia Missourian reported that Meyer gave a tearful farewell address at the June 2 council meeting, where she was recognized for her service.
Fayette Art Show Call for Artists
It’s one county over, northwest of Columbia, but Fayette is calling all artists. As the Fayette Festival of the Arts prepares for the 24th annual Fayette Art Show on Saturday, August 2, artists have until July 28 and July 29 to submit works in six categories for rst, second, and third place and cash prizes.
e show will take place at the Ashby/Hodge Gallery in Classic Hall on the campus of Central Methodist University.
e Fayette Festival of the Arts is the town’s premier event and features a juried adult and children’s art show as well as live music at the bandstand, e Peacemakers Quilt Show, food trucks, vendors, e Mary Jarboe Memorial cake show, e 3rd Annual Classic car show, and other events. For more information about the festival or to learn how to submit artwork, check the festival’s website at www.fayettefestival.org
On Your Marks!
e best NCAA Division 1 runners in the country are coming to Columbia. is fall, all eyes will be on Columbia as it hosts the 2025 NCAA Cross Country National Championship at the Gans Creek Cross Country Course (3100 E. Gans Rd.) e big date is set for Saturday, November 22.
Gans Creek is the home of the Mizzou men’s and women’s cross country teams. e Gans Creek Cross Country Course opened on September 27, 2019, with the Gans Creek Classic. e 320-acre park is a stateof-the-art facility that has attracted state, regional, and national meets, helping boost the local economy and shining a spotlight on Columbia.
Como CraftCycle Grand Opening
e Columbia Daily Tribune reported June 5 that Como CraftCycle celebrated its grand opening May 28 inside the Habitat for Humanity ReStore building at 1305 E. Business Loop 70. Organizers said the new shop has had a steady stream of interest and visitors to its corner of the ReStore.
Como CraftCycle is a new resource for crafters to get materials and supplies at a low cost, thanks to supplies that are provided via donations.
“Coming Soon”
Trader Joe’s announced on May 22 its status for Columbia is “Coming Soon.” Work continues to restructure the former Macy’s building at 201 N. Stadium — in the complex known as the Shoppes at Stadium — for a large Trader Joe’s footprint. e “Coming Soon” announcement did not come with a rm opening date, but it will likely be this year, according to media reports.
That’s a LOT of Students
More than half of Columbia Public Schools students — around 9,800 in all — arrived for the rst day of summer school on June 2, the school district announced in a news release.
CPS has operated summer school as an enrichment and advancement opportunity for the past twenty years. e district’s two largest programs are Summer Sunsations for students in grades K-8 and credit advancement at the high school level. e CPS news release said popular summer high school courses are health, personal nance, and physical education. is summer’s course o erings for high schoolers also includes the return of the district’s driver’s education course. CBT
Street Talk is a monthly overview of “word on the street” business and community news. Street Talk is sponsored by e Bank of Missouri.
New Business Licenses
Issued May 2025
Spirit of Halloween
1400 Forum Boulevard, Columbia
Aims Rwandan Cuisine LLC
14 E. Business Loop 70, Columbia
SoftWave by Molotherapy
3600 I-70 Drive SE, Columbia
Peach Tree Farms, Inc.
24863 Highway 98, Boonville
Talisman Hair LLC
Winston Parker
900 Rain Forest Parkway, Columbia
The Popcorn Corner LLC
921 E. Broadway, Columbia
Show Me Oil Company, Inc.
Mosers – Faurot Drive
4420 Faurot Drive, Columbia
The Mane Bar LLC
410 W. Old Plank Rd., Columbia
Crystal Creations
Retail trade
Judy Crystal 2507 Heying Drive, Columbia
The Mane Blowout
Dymund Reynolds 911 E. Broadway, Columbia
Creating Confidence LLC
Abigail Gibbs
1206 W. Business Loop 70, Columbia
Lancesoft Inc.
Construction
Divya Gandhi Herndon, Virginia
Z-SPA
212 E. Green Meadows Rd., Columbia
Corrective Asphalt Materials, LLC
Construction
300 Daniel Boone TRL
South Roxana, Illinois
Otto’s Exterminators
Leroy Jenkins LLC
4320 E. McGee Rd., Columbia
54 Towing & Recovery LLC
3912 I-70 Drive SE, Columbia
Noble Security Solutions LLC
4707 Samantha Court, Columbia
Appetize Foodservice LLC
Appetize Charcuterie 8251 County Road 134, Fulton
Ashley Stambaugh Hair
Ashley Stambaugh 4103 Vawter School Road, Columbia
E3 Renovations LLC
Construction
2008 Martinshire Drive, Columbia
Tactical Turf COMO LLC
Jeremy Schultz
2806 Royal Oak Court, Columbia
@ siiriparks llc
3601 Endeavor Avenue, Columbia
Vibrant Roots LLC
Retail trade
7392 Arratt Court, Columbia
Iconic Installations LLC
Construction
Overland Park, Kansas CBT
Issued by the city of Columbia’s Finance Department.
What’s Going Up?
Coil is building a Little General Store, Five Below is adding a second Columbia site.
BY JODIE JACKSON JR
THE CITY OF COLUMBIA Building and Site Development o ce issued 116 building permits in May for work that includes a new Five Below discount store in the space o Conley Road previously occupied by Party City, and the long-awaited Clary-Shy Welcome Center at Columbia’s Agriculture Park.
e Boone County Resource Management o ce issued 100 building permits that includes an $11 million Little General convenience store east of Columbia. Together, the city and county issued 216 building permits with an aggregate valuation of $57,174,633.
Coil Construction is the general contractor for the LITTLE GENERAL store
being built at 652 N. Rangeline Rd Details about the subcontractors for that project were not available in the county’s building permit report.
e FIVE BELOW retail store at 21 Conley Road, Suite K, is a $250,000 alteration of a 12,174-square-foot area that will take up the former Party City space. Party City announced the nationwide closure of its entire store inventory in December, and the Columbia store closed in early February. Jackovic Construction Company of Pittsburgh, Pennsylvania, is the contractor for that project. e architect is Tricarico Architecture & Design of Wayne, New Jersey.
e CLARY-SHY WELCOME CENTER at 1701 W. Ash St. will complement the Columbia Center for Urban Agriculture and the Columbia Farmers Market at the MU Health Care Pavilion at the city’s agriculture park. e welcome center is planned for 11,339 square feet at a cost of $1.92 million. Wright Construction Services of Columbia and Simon Oswald Architecture of Columbia are leading the work. e city issued 116 building permits with a total valuation of $29.7 million in May. e breakdown includes:
• Auxiliary Dwelling Unit (waived fees): 1 permit, $45,000
• Commercial alteration: 9 permits, $2.5 million
• Residential alteration: 14 permits, $1.3 million
• Commercial demolition: 2 permits, no value
• Commercial multi-family: 1 permit, $7.94 million
• Commercial new: 4 permits, $5.02 million
• Deck only: 6 permits, $97,786
• Re-roof: 47 permits, $755,131
• Residential demo: 1 permit, no value
• Single family detached: 24 permits, $11.51 million
• Solar photovaltaic system: 1 permit, $175,000
Additional highlights of city-issued building permits in May include:
Demolition of the MATERIALS RECYCLING FACILITY at the city land ll located at 5390 Peabody Road. An EF1 tornado destroyed the facility on April 20, leading to the suspension of curbside recycling for the foreseeable future.
Hercon Construction and Westhues Architecture LLC, both of Columbia, are heading a $1.55 million, 8,400 square foot project to build a new o ce and manufacturing building for THERMAVANT TECHNOLOGIES at 6705 Stephens Station Road
JES Development is building a multifamily apartment at 4170 Bethel Street. Known as GENTRY ESTATES III, the project is a three-story, fty-unit active adult multi-family apartment building with various amenities including community rooms, tness room, o ce, meeting room, and community laundry room. Fairway Construction Company Inc. of Spring eld, Missouri, is the builder for the $7.94 million, 56,722 square foot structure.
CORNERSTONE NATIONAL INSURANCE COMPANY at 19 S. Sixth St. is making repairs from water damage sustained last winter. Huebert Builders Inc. is providing restoration of damaged walls, roof, and interiors. e project's valuation is $250,000, covering 5,200 square feet.
CHICAGO TITLE at 111 S. Ninth St. Suite 230 is expanding into the vacant suite 250. CEMO Construction Company LLC is the builder. e project entails 2,076
square feet and has a valuation of $420,867.
Central Methodist University in Fayette has an academic partnership with East Central College in Union that is leading to construction of the ECC HEALTH SERVICES
RESPIRATORY LAB at 1400 Forum Boulevard Suite 16. e builder is Integra Inc. of Saint Charles, Missouri. e $284,000 project involves renovation of an existing classroom that is being demolished for a new respiratory health hospital lab that mimics a hospital setting for training students.
ABC SUPPLY is adding 3014 Lemone Industrial Boulevard to its footprint. e building permit allows renovation of the existing o ce building, which previously housed CenturyLink, for a new product showroom, with selective demolition in warehouse areas. Little Dixie Construction Co. is the contractor for the 44,623 square foot, $800,000 project. ABC Supply also has a facility at 2708 Maguire Boulevard. e company is one of North America’s largest wholesale distributors of roo ng supplies.
e top-dollar single family homes on the May building permit report were both listed with $1.19 MILLION valuations. One is being built o Tralee Lane with an owner contractor. e other is o Portrush Drive in Old Hawthorne North, and the builder is Dustin Bly. e low end of the single-family dwellings was a 1,300 square foot, $176,573 house o Oak Street in the Quinn and Conley subdivision. e builder is Note to Handyman LLC.
Boone County’s building permit for May listed 100 permits with a total valuation of $27.5 million. By comparison, the total for May 2024 was 71 permits and a $10.71 million valuation.
e May report breakdown includes:
• Single family residential: 26 permits, $11.8 million
• Modular/double wide: 1 permit, $250,000
• Stores/mercantile building: 1 permit, $11 million
• Other nonresidential: 4 permits, $75,000
• Other structures: 14 permits, $1.34 million
• Residential additions/alterations: 12 permits, $1.17 million
• Nonresidential additions/ alterations: 9 permits, $1.1 million
Remodeling a distribution warehouse for EQUIPMENTSHARE at 50 N. Rangeline Rd. e permit listed a valuation of $900,000, with EquipmentShare as the contractor.
Single-family dwellings ranged in value from $1.3 MILLION o West Dothage Road and a $125,000 home o East Sims Street in Centralia. e builders are Anderson Homes and Chad Stidham, respectively. CBT
To determine property taxes, a staff of 6 at the Boone County Assessor’s office evaluates nearly
70,000 property parcels, applying assessment rates of 12% for agricultural properties, 19% for residential properties, and 32% for commercial properties.
The date of the special election to determine the next Columbia City Council representative for Ward 2. The candidates are Vera Elwood and Ken Rice.
9,800
The number of CPS students attending summer school. That’s almost half the total enrollment.
$20
The amount of “seed money” Stephens College students collected, leading to the construction of the Firestone Baars Chapel in 1939.
$0
The valuation listed on the building permit to demolish the city’s Recycling Materials Facility, which was destroyed by an EF1 tornado on April 20.
15,000
The approximate number of patients served in 2024 by the Thompson Center for Autism & Neurodevelopment.
Checking Out the Local Pensions Picture
BY STEVE SPELLMAN
WITH EVERY SORT OF FEDERAL PROGRAM in question these days, Social Security is said to be immune from any possible slash-and-burn. I guess many Americans didn’t get that memo, as the Social Security Administration reports a recent surge in inquiries, as well as more early retirees claiming benets early … to get while the gettin’s good?
How are pensions closer to home faring? More of a mixed bag. e State Teachers Pension, which my mom receives, seems rock solid, which makes sense, as it has very solid funding. at’s great for retirees, but it has come at the expense of suppressed cash wages in their working years.
A retiree from Shelter Insurance shared with me their recent pension plan annual report: the actuaries gure the pension has been about 124 percent funded for the last few years! ose retirees should indeed feel really secure that promises made to them in the past will be promises kept in the future. e employer should feel really good, too, as there’s a low risk of having to pony up extra cash to cover program shortfalls.
One would think that 100 percent funded is ideal, but in the pension world, at least 80 percent is considered okay.
On the other end of the spectrum is the city of Columbia’s Police and Fire Pension Plans. Turns out they’re only 50-some percent funded — and have been on the state watch list for a while.
I recall former Mayor Bob McDavid brought this up soon after he rst got elected over a decade ago. After a brainstorm of possibilities were gathered, labor and management had a powwow and mutually settled on the low-hanging fruit to get it back on track. e city would throw in an extra $1 million/year from the general revenue fund to start making up the di erence, and future new hires would get a lesser o ering.
Scan the QR code to see how Columbia’s pension problem snowballed — and what’s at stake as budget season begins.
Columbia Mall Turns 40 This Fall
While many malls have faded into history, Columbia’s shopping center is thriving.
BY CASEY BARWICK
ARE MALLS DYING? at’s been a question for at least a couple of decades now, and driving I-70 between Kansas City and St. Louis shows strong evidence that many malls have reached the upper limit of their lifecycles. Although those retail landscapes around the country are declining, the Columbia Mall is thriving.
In fact, the local mall celebrates its fortieth anniversary later this fall. e trends that indicate the mall is economically healthy are noticeable.
“I think people are shopping at the mall more,” said Susan James, store manager at Francesca’s. “I’ve had a lot of people say they want to try on stu , but they don’t want to order it. So, they’ve said, ‘I would rather just buy it here.’ I know I would.” James emphasized how the store has seen an increase in sales in the past few years, especially in dresses, as Francesca’s o ers unique prints and designs that are “not like what everyone else has.”
Uniqueness, inventory, and community are components that others mentioned as proof that Columbia Mall continues to be a vibrant complex of economic consumption.
Mendy Bowlby, the store manager of Buckle, noticed that many shoppers drive well of out their way to come to the mall.
“In our company, we would call this a regional center because lots of smaller towns would come here to do their shopping,” she said. e ability to conveniently shop in person is one of the mall’s major attractions, especially for those in smaller towns with fewer shopping options.
Cookie cakes, community events, and an iconic carousel. Scan the QR code to read how Columbia Mall has redefined retail. CBT
