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Appraiser's Office

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1. What are the Burdens of Proof on Appeal?

Small Claims Division - The County must show that its value is correct.

Board of Tax Appeals - The County must show that the value of residential or commercial property is correct. However, if commercial real property is leased, the owner must provide income / expense information (up to three years) or the County’s value is presumed to be correct.

Increases in Value - If real property increases in value from the prior year, the County must first review the record of the property’s last physical inspection and must have documentation supporting the increase. If the value increases following a year when the value was reduced by appeal, then the County Appraiser must also show substantial and compelling reasons for increasing the value. For more information please call 620-227-4570.

2. How is property valued for tax purposes?

All property is valued every January on the first. Most property is valued based upon its fair market value. Exceptions are land devoted to agricultural use, whose value is based on its income or productivity, commercial and industrial machinery, and equipment valued based on a formula set forth in Kansas laws. For more information please call 620-227-4570.

3. Why is property taxed in Kansas?

Your tax dollars are used by local government to provide funding for roads, parks, fire protection, police protection, health and other services. Property taxes also fund public school districts. All property tax dollars received by the state are redistributed to public school districts or to education building funds. For more information please call 620-227-4570.

4. What does my county appraiser do?

By law, your county appraiser is responsible for listening and valuing property in a uniform and equal manner. The appraiser determines the appropriate value of your property. The amount of property taxes you pay depends on the budget set by local government, special assessments and an amount distributed to public schools. For more information please call 620-227-4570.

5. How does the county's appraisal affect my taxes?

If your property value goes up, it does not necessarily mean you will pay more taxes. Likewise, if your property value goes down or does not change, it does not automatically mean you will pay less or the same amount of taxes. Changes in property taxes are based in large partly on how much your local government decides to spend on services each year. For more information please call 620-227-4570.

6. Will the value of my property change every year?

The value of your property may change each year - It depends on market conditions, improvements to your property, etc. The County Appraiser continually updates sale prices and other information on property all over the county. For more information please call 620-227-4570.

7. What is property appraised at?

Homes, commercial real property and certain other property categories are appraised at "market value" as of the first day of January each year. market value is the amount of money a well-informed seller would accept for property in an open and competitive market without any outside influence. Agricultural land, certain motor vehicles, and commercial and industrial machinery and equipment are appraised using a value-based method, however it is not "market value." For more information please call 620-227-4570.

8. How does my county appraiser determine market value?

The appraiser determines the age, quality, location, condition, style and size of the property. The appraiser then uses one or more of the following 3 methods to appraise property at "market value:"
1. The Market Approach: Sales of similar property are compared to each other. The appraiser then adjusts for differences (for example, one house may have more square footage the another). This method works well for valuing homes.
2. The Cost Approach: The cost to replace your property is adjusted for age and condition. This approach works well for new and unique properties.
3. The Income Approach: In general terms, income from rent is used to value property. This method works well for income producing properties (for example, apartment buildings and malls).

For more information please call 620-227-4570.

9. Does the County Appraiser visit my property?

State law requires your County Appraiser to visually inspect 17% of all real property in the county every year and re-examine each property on a 6-year cycle. For more information please call 620-227-4570.

10. If I bought my house last year, shouldn't the value be the same as what I paid for it a year ago?

One sale by itself does not determine market value. In addition, inflation and other market conditions may affect the market value of your home as of January 1. The price you paid for your house is verified by the County Appraiser and then considered along with sales of similar properties. For more information please call 620-227-4570.

11. When will I be notified of the value of my property?

Notices of value are sent to the owner, as recorded in the register of deeds office, on or before March 1st for real property each year. It may be later than March 1st if your County Appraiser asks for an extension. Refer to the Property Tax Calendar for more information regarding due dates. For more information please call 620-227-4570.

12. How can I determine if the appraisal of my home is accurate?

You can visit the County Appraiser's office to review information on similar properties and verify that the information the Appraisers office has on your home is correct. if a neighbor has a similar house that recently sold, the sale price may also give you an indication of the value of your house, In addition, real estate professionals can provide information about market conditions in your area. For more information please call 620-227-4570.

13. What can I do id I believe the value of my property is too high?

Use 1 of 2 ways to challenge the value of your property:
You may appeal the "notice of value" by contacting the County Appraiser's office to schedule an informal meeting with an appraiser within 30 days from the date the notice of value is mailed for real property and by May 15th for personal property.
You may fill out a "payment under protest" form with the County Treasurer at the time you pay your taxes. If you paid all your taxes prior to December 20th then the protest can be made no later than December 20th or by January 31st if paid out of an escrow account or by a tax service.

You cannot appeal your notice then pay under protest for the same property in the same tax year. For more information please call 620-227-4570.

14. What should I expect at the informal meeting?

During the meeting the appraiser will show how the appraised value was determined for your property. During or before the meeting, review the record on your property to be sure all the information such as age, style and size is correct. You may also want to identify and review information the Appraiser's office has on properties comparable to your own and sales of comparable properties. Residential owners who successfully usually do so by finding comparable properties with lower market values or comparable properties that have recently sold for less than the value assigned to their property. For more information please call 620-227-4570.

15. How do I calculate the property taxes on my property?

Example: If the appraised value of your home is $50,000:
- Multiply the appraised value by the "assessment %" for your property.
-> Appraised Value X Assessment Rate = Assessed value
-> $50,000 X 0.115 = $5,750
- Multiply the assessed value by your "mill levy" and then divide by 1,000 to estimate the property tax you owe.
-> $5,750 X ** / = assessed value mill levy tax bill

Contact your County Clerk at 620-227-4550 to find out what your mill levy is.

16. What is the mill levy and how is the mill levy set?

The mill levy is the tax rate that is applied to the assessed value. In general terms, the mill levy is determined by dividing the dollars needed for local services by the taxable assessed value in the service area. An additional amount of 20 mills is then added for public schools and 1.5 mills for an education building fund. After the local government budgets are published and meetings are completed in August of each year, the County Clerk computes the final mill levies for each tax unit and certifies the tax roll to the County Treasurer for collection. For more information on mill levies, please call the County Clerk at 620-227-4550.

17. Who pays for taxes due on property I sold or purchased?

Except for certain motor vehicles, property tax due on personal property is the responsibility of the owner of record January 1st of each year. For real property, if not addressed in private contract, the buyer is responsible for the property tax if the property is sold on or after January and before November 1st. The seller is responsible for the property tax if purchased on or after November 1st and prior to January 1st. (K.S.A. 79-309). However, private contracts between buyers and sellers will often prorate the property tax. The only exceptions to this are for motor vehicles and when taxable property becomes exempt or exempt property becomes taxable. For more information please call 620-227-4570.