County Appraiser
How Do I Appeal?
If a property owner wishes to appeal their property value, they have two different options depending upon the time of year, as detailed below. Many property owners who appeal are concerned with their property taxes. An appeal is a discussion of the property's appraised value, NOT taxes. Local taxing authorities determine budgets and set mill levies that determine the property's tax bill.
Informal Appeal - March
Notice of Value: Mailed by March 1.
Appeal Form: MUST be returned on or before 30 days after Notice of Value is mailed.
Form is found on the back of the Notice of Value.
Notice of Appeal Interview Date: Appointment date & time scheduled for telephone appeal meeting.
Appeal Interview: Telephone meeting with appraiser about property.
Decision Letter: Letter sent regarding any or no change in the property value.
Payment Under Protest (PUP) - December & May
Tax Bill: First half mailed approximately in late November to early December and second approximately mid-April.
PUP Form: Must be turned in with tax payment prior to December 20 tax deadline or May 10 tax deadline. If taxes are paid by a mortgage company, the form must be turned in by January 31.
Payment Under Protest Application
Notice of Appeal Interview Date: Appointment date & time scheduled for telephone appeal meeting.
Appeal Interview: Telephone meeting with appraiser about property.
Decision Letter: Letter sent regarding any or no change in the property value.
Tax Adjustment: If a value change is made, the taxpayer will receive a credit toward their May tax bill, or a refund if the PUP was filed with their May 10 payment.
A Payment Under Protest cannot be filed if an appeal has already been filed for that tax year.
If someone other than an immediate relative or your attorney will be representing you at your appeal, the following form needs to be returned with your appeal form:
Property Valuation
During the phone meeting, the appraiser will discuss how the property value was determined and will review information that you provide about your estimate of value. Providing documentation that details this estimate helps the appraiser understand your concerns and may help identify reasons for the differences between your estimate and the County’s appraised value. Additionally, discussing with the appraiser new information that was unknown or highlights an issue which deserves additional consideration is helpful to ensure an accurate appeal decision.
If you are not satisfied with your appeal results you can appeal with the Kansas Board of Tax Appeals. Instructions for filing the appeal with the Board is enclosed with your Decision Letter.
For more information about how we value your property, including Appeal Notes for the current tax year, click here:
Frequently Asked Questions - Appeals
Property and Taxes | Frequently Asked Questions
State law requires the county appraiser to view and inspect all property in the county once every six years. Appraisal staff will also make visits to property when it sells, when a building permit is filed, and when parcel boundaries change.
The Appraiser's Office can provide you with a Property Record Card, which describes the information we have about your property, for instance square footage, room count, outbuildings, etc. Reviewing this information and alerting us to any inaccuracies allows us to ensure your valuation is…
When valuing your home, the appraiser determines the age, quality, location, condition, style and size of your property. The appraiser then uses one or more of the following three methods for your property valuation: Sales Comparison Approach: Sales of similar properties are compared to each other…
Article 11, Section 1 of The Kansas Constitution provides that real property shall be classified into seven subclasses and assessed uniformly by subclass at the following assessment percentages: Residential – 11.5%: Real property used for residential purposes including multifamily…
One sale by itself does not determine market value. A single sale may not represent the open market. The price you paid for your house is verified by the county appraiser and then considered along with sales of similar properties. The appraiser uses this information to appraise your property.
There are three opportunities to appeal the value of your property: The Notice of Value for your property is mailed approximately March 1st of each year. Fill out the form on the back within 30 days of the mail date. If you miss this appeal period, you may fill out a Payment Under Protest…
Notices of value are sent to the owner, as recorded in the Register of Deeds office, by March 1 for real property.
The value of your home may change each year and is influenced by changes in market conditions, improvements to the property, and home prices in the market area. The county appraiser continually reviews sale prices and property information throughout the year.
Helpful Documentation to Include
The following documents are helpful to submit prior to your appeal. You are not required to submit any documents, but if you do, attach them to your appeal form, or submit them to our office once your appeal interview has been scheduled (instructions for submission will be included on your appointment letter).
- Clear, color and date stamped photos of property defects, deficiencies, damage or disrepair
- Recent sale information for similar properties (quality, condition, age, size, style, location, etc.)
- A recent sales contract for the property
- A recent appraisal prepared by a private appraiser
- A signed Broker’s Price Opinion
- A signed and dated contractor estimate for property repairs
- A signed and dated inspection report
For Income Producing Property
- Three years income and expense data
- A Rent Roll as of January 1
For Agricultural Property
- Schedule F
- Records verifying production and sales
- Receipts and invoices for fertilizer, seed, feed, fencing and/or other supplies
- Copy of lease with detailed legal description or Parcel ID number and summary of agricultural products
For Vacant Property
- Documents from local zoning department or planning office
- Signed and dated estimates to overcome challenges to construction
- Topography maps and/or site plans
If at the informal level of appeal, the appellant is not satisfied with the results there are two more levels an appellant is able to progress to. Instructions for filing to the higher two Board of Tax Appeals (BOTA) levels are enclosed with the property owner's appeal result.