If you believe your property value is correct but are worried about the amount of your tax bill, you should contact the officials who set local tax rates. These include:

• City council members
• School board members
• County commissioners
• Other taxing authorities that create budgets and set tax rates

Note: Property tax rates are set through the mill levy. The mill levy is the tax rate applied to your property value, and it directly affects the amount of property tax you pay.

The County Appraiser has three main responsibilities:

1. Discover, list, and value all taxable property.

• This ensures every property is included in the tax system.

2. Ensure fairness for property owners.

• Each property is valued properly so owners pay only their fair share of taxes.

3. Protect fairness for the community.

• No property should escape assessment.
• No property owner should receive special treatment that is not allowed by law.

The state’s definition:

 “Fair market value is the amount in terms of money that a well-informed buyer is justified in paying and a well-informed seller is justified in accepting for property in an open and competitive market, assuming that the parties are acting without undue compulsion.”

To determine fair market value, appraisers consider many factors including the location of a property, topography, size, shape, quality, cost of replacement, age and condition of the buildings, income (if any), and comparison with other similar property.

A comparable (COMP) sheet shows information about properties that are like the one being appraised.

Definition:

A comparable is a property that has recently been sold and is similar in important ways to the property being reviewed. Similarities may include:

• Sale price
• Physical features (size, age, condition)
• Functional features (use or layout)
• Location (neighborhood or area)

Purpose:

• The appraiser compares these characteristics to the subject property to estimate its value. 
• In some cases, “comparable” may also refer to properties with similar rent or income patterns.

More Information:

• For definitions and explanations of codes used in COMP sheets, please see the reference materials provided by your appraiser or county office.

Explanation of a Comparable Sheet Document by clicking this link.

On new items, per the Kansas Department of Revenue, Division of Property Valuation, an item is a line item as listed on the personal property rendition. However, if a single line item represents a group of like goods that can be used independently and have the same or similar cost, such as "chairs, 6 @ $100," the item is not a single qualifying piece, but six qualifying items.  The Retail Cost when “new” determines whether an item purchased “used” will qualify for the $1500 exemption. Items of material and supplies that do not individually cost over $1,500 are exempt.

The cost of an asset is the retail cost to the owner when new excluding any freight charges, installation charges and sales tax on the asset.

At the appeal hearing it is the duty of the County Appraiser or the County Appraiser's designee to provide evidence to substantiate the valuation of such property. However, you should be prepared to present evidence to substantiate your opinion of value. It is not sufficient to simply contend "the value is too high." More on appeals

The purpose of an appeal is to establish the fair market value of property where there is significant difference in opinion of value. During the appeal, an appraiser will review information submitted by you to determine if your property has been appraised in a manner that is consistent with other property owners and that you are being treated justly and fairly.

What is the difference between an informal appeal and a payment under protest?

An informal (equalization) appeal is filed in the first part of the year after you receive a valuation notice from the County Appraiser. The equalization appeal is designed to address not only valuation and classification questions but also whether your property is valued equally with all other similar properties in the county. 

 A Payment Under Protest form is filed after you receive a tax statement from the County Treasurer. It is filed at the time taxes are paid. It is another procedure for appealing the value of your property. 

NOTE: Property owners may appeal the value on their property only once during any tax year.

A declaration of representative is a form that must be completed when a person other than a property owner is appealing the valuation of a property. A person other than the owner can be a family member, tax representative, accountant, real estate agent, and more. Declarations of representative are to be filled out completely and filed along with the appeal application (payment under protest, or informal/equalization application) when it is filed with the County Treasurer’s Office (PUP application), or Appraiser’s Office (Informal application).

The purpose of the declaration of representative is to ensure all parties involved in the appeal process authority on behalf of the property owner has been given to file an appeal for that property.

The declaration of representative can be accessed in the forms section of our website, and at ksrevenue.org under forms.

Property is classified for assessment in Kansas. This means that all property (except agricultural land) is appraised at "fair market value." It is assessed at a percentage of fair market value. The assessed value multiplied by the mill levy equals the tax bill. The Kansas constitution classifies property for assessment. The table below shows the current classification of property. 

• Real property used for residential purposes including multi-family residential property - 11.5% 
• Mobile homes used for residential purposes - 11.5%
• Land devoted to agricultural use (use value) - 30% 
• Vacant lots - 12% 
• Commercial property - 25% 
• All other urban and rural real property not otherwise specifically sub-classed - 30% 
• Commercial and industrial machinery and equipment - 25% 
• Mineral leaseholds: less than five barrels/100 MCF/Day - 25% 
• Mineral leaseholds: more than five barrels/100 MCF/Day - 30% 
• Motor vehicles - 30% 
• All other personal property - 30%
• Agricultural buildings - 25%
• Watercraft - 11.5% (2014); 5% (2015 and thereafter)

Only pertinent types of property and their assessment rates have been presented here. The constitution also lists other types of property that may not be listed above.

Unless there are unusual circumstances, all residential properties in Kansas are appraised by exterior inspection. The cost of interior inspections would be prohibitive to the taxpayers of Kansas. Also, the security and well-being of the county personnel and the privacy of the taxpayer are of importance. Finding a suitable time for both the taxpayer and the county to arrange for the inside inspection is an additional problem.

Factors that could cause the difference are square footage, condition, etc. Also, your neighbor's property may be valued too low instead of your value being too high. The goal is to value all houses at the value they would sell for on the open market. Reappraisal is an ongoing process where both undervalued and overvalued properties are being adjusted to their market value.

The total appraised value is the key. Using the ORION mass appraisal system, the value of residential property is determined by an examination of sales of properties comparable to yours. If the appraised value reflects the fair market value of your property, then the appraised value is correct. You can find the comparable sales used to determine your value on the back of your Notice of Appraised Value (NOAV) and find the list of characteristics of your property under our real estate on our Web site.

You might have added some improvements. The county could have found an error in the value of earlier years. General changes in market conditions could cause an increase in value.

Will a protest be allowed if the taxes are “too Hight” but the value is acceptable and there is no mill levy challenge?

The county cannot refuse to accept a protest application. However, if the State Board of Tax Appeals receives a protest application and determines that it is without jurisdiction or that the taxpayer is raising a claim upon which no relief can be granted, it will be dismissed.

The State Board of Tax Appeals, known as BOTA, is the highest administrative body established by law to consider state and local tax issues. It is a totally separate entity from the local taxing jurisdiction. It acts as a disinterested third party between the taxpayer and the county.

You are responsible for filing your tax protest.  See forms.

Yes, if you want to avoid penalties and interest on the delinquent amount.

Multiply the appraised value by the appropriate assessment rate (11.5% residential or 25% commercial)  to determine the assessed value, and then multiply the assessed value by the total mill levy in your taxing jurisdiction.

• Appraised value x (assessment rate) = assessed value, or taxable value
  • 150,000 x .115 = 17,250
• Assessed value x Mill levy / 1,000 = tax bill amount
  • 17,250 x 129.307 / 1,000 = 2,230.55
• For a multiple class property repeat the steps above for each classification and add the outcomes together

County appraisers are easily identified. Most appraisers drive county vehicles that are clearly marked Johnson County Appraiser’s Office on the sides. These vehicles are also marked on the back with the county web address.

Sometimes appraisers must drive their personal vehicles. If an appraiser is driving their personal vehicle there will be a sign located on the dash of their car that should be visible through the windshield. This sign will read Johnson County Appraiser’s Office and lists our office phone number 913-715-9000, and our office website (jocogov.org/appraiser).

If there is an opportunity to speak with a county appraiser, they can be asked to present their Appraiser’s Office badge. The badge will state Appraiser’s Office and have the name and position of the appraiser. To obtain more information please call our customer service line 913-715-9000.