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Real Estate

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1. Why is property taxed in Kansas?

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.

2. What does my county appraiser do?

By law, the county appraiser is responsible for listing 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 budgets set by local government, special assessments, and an amount distributed to public schools.

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

If a property value goes up, it does not necessarily mean the taxes will increase. Likewise, if a property value goes down or does not change, it does not automatically mean the taxes will decrease or remain the same. Changes in property taxes are based in large part on how much the local government decides to spend on services each year. If values overall go up but local spending remains the same, the mill levy (tax rate) should be lower and therefore have little effect on the tax bill.

4. 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.

5. At what level is property appraised?

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 buyer would pay and 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".

6. Does the county appraiser visit my property?

State law requires your county appraiser to view and inspect all real property in the county once every six years.

7. 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 effect 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.

8. 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 1 for real property each year. It may be later than March 1 if your county appraiser asks for an extension.

9. 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 appraiser's office has on your home is correct. In addition, real estate professionals can provide information about market conditions in your area.

10. Who pays the taxes due on property I sold or purchased?

For real property, the buyer is responsible for the property tax if the property is sold on or after January 1 and before November 1. The seller is responsible for the property tax if purchased on or after November 1 and prior to January 1 (K.S.A. 79-1805). Private contracts between buyer and seller will often specify who pays the taxes.

11. Are property taxes prorated between buyer and seller?

Property is not prorated on to the tax roll when acquired and is not prorated off the tax roll when disposed of (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.

12. What is real property?

According to Kansas statute, real property is land and all buildings, fixtures, improvements, mines, minerals, quarries, mineral springs and wells, rights and privileges appertaining thereto, except as otherwise specifically provided.

13. What real property is taxable?

By law, all property in this state, real and personal, not expressly exempt therefrom, is subject to taxation.