Are you a homeowner in Kansas? Have you ever wondered how property taxes in the state work? Look no further! In this article, we will provide you with all the information you need to know about Kansas property taxes.
How Kansas Property Taxes Work
When you receive your Kansas property tax bill, you will come across two important numbers: the appraised value and the assessed value. The appraised value is the market value of your home, which is recalculated annually by your county appraiser. Factors like nearby home sales and property changes are taken into consideration during this process.
It's worth noting that appraisals in Kansas may not always be perfect. Therefore, it's advisable to keep an eye out for your annual "notice of value" received by March 1. If you believe your home has been over-appraised, you have the option to reach out to your county appraiser or file an official appeal within 30 days.
While the appraised value serves as the basis for your property taxes, the assessed value is the actual value on which you pay taxes. In Kansas, the statewide assessment percentage is 11.5%, meaning your assessed value is equal to 11.5% of your home's appraised value.
Kansas Property Tax Rates
Kansas property tax rates are described in terms of mill levies. A mill levy represents $1 of taxes for every $1,000 in assessed value. For example, if your assessed value is $50,000 and you have a mill levy of 30, your real estate taxes will amount to $1,500.
Comparing property tax rates between areas and other states can be challenging due to the appraisal and assessment system in Kansas. To facilitate this, looking at effective property tax rates can be helpful. Effective property tax rates are median annual tax payments expressed as a percentage of median home value.
Let's take a closer look at property tax rates in some of the major counties in Kansas:
Johnson County
Johnson County, the largest county in Kansas with a population of over 613,000, has a median real estate tax payment of $3,843. Although the county has a relatively low average property tax rate of 1.38%, the high tax payment is primarily due to the county's high home values. The median home value in Johnson County is $277,500, the highest in the state.
Sedgwick County
Sedgwick County is located in central Kansas and is home to Wichita, the largest city in the state. With an average effective property tax rate of 1.44%, Sedgwick County has relatively low property tax rates compared to the statewide average of 1.33%.
Shawnee County
Situated in the heart of Kansas, Shawnee County has an average effective property tax rate of 1.65%, which is higher than the state average of 1.33%. However, the county's median property tax bill of $2,226 is lower than the statewide median of $2,445. Kansas property tax rates may be higher than the national average, but lower median home values make the overall tax bills more affordable.
Wyandotte County
Wyandotte County heavily relies on property taxes as a source of revenue. The average effective property tax rate for homeowners in the county is 1.81%. In recent years, the county has collected nearly $100 million annually from homeowner-levied property taxes.
Douglas County
Douglas County boasts one of the highest median annual property tax payments in Kansas at $2,996. With an effective tax rate of 1.41%, slightly higher than the state average, the county's high payment can be attributed to its high home values. The median home value in Douglas County is $212,400.
Leavenworth County
Leavenworth County, part of the Kansas City metropolitan area, has a property tax rate of 1.47%, similar to other nearby counties. For a homeowner with a property worth the state's median value of $195,000, the annual property taxes would be approximately $2,870.
Riley County
Riley County, home to Manhattan and Kansas State University, has property tax rates in line with the state average. The county's average effective property tax rate is 1.65%, with urban areas generally having higher rates than rural areas.
Butler County
With an average effective property tax rate of 1.75%, Butler County ranks among the highest in the state. Homeowners in the county pay a median property tax of $2,628 per year.
Reno County
Reno County has a median home value of $106,100, significantly lower than the state median. However, the average effective property tax rate in the county is 1.78%, which is higher than the national average.
Saline County
Located in central Kansas, Saline County has property tax rates near the state average. With an average effective property tax rate of 1.47%, it falls slightly above the statewide Kansas mark.
In conclusion, Kansas property taxes play a crucial role in financing city and county services such as fire protection, roads, parks, and public schools. While property tax rates can be relatively high in some areas, property values also vary, making overall tax bills reasonably affordable. It's important to understand the property tax system and be aware of your rights as a homeowner.
Now that you have a comprehensive understanding of Kansas property taxes, you can make informed decisions about homeownership and plan your finances accordingly.