Understanding Property Taxes
Introduction:
The assessment process is the basis for generating property tax revenues that
pay for schools, roads, Fire Protection, Police protection, recreational facilities,
and other local services.
County Appraiser:
The County Appraiser is responsible for discovering, listing, and valuing all
property within Ness County and must follow state laws when meeting these
responsibilities. Each year the Appraiser must review recent real estate sales
and consider local economic conditions in order to maintain the most current value
of the property in the county. The Appraiser's goal is equalization of property
values. This causes the taxes that pay for many community services to be
distributed fairly and equitably between property owners.
The Taxpayer:
As a property owner and taxpayer, you have specific rights and responsibilities in
the assessment process. You have the right to examine the Appraiser's property
records and verify that the property you own is listed and described correctly on
the tax records. If you disagree with your property value, you may file an appeal
with the County Appraiser. You have the responsibility to provide accurate
information to the Appraiser about property you own and to attend and participate
in budget hearings held by school, county, cities, and special districts which levy
taxes on your property.
Exemptions:
Some organizations' and individuals' properties are exempt from property taxes,
such as churches, farmers' grain storage, and some taxing entities. The
Application for Tax Exemption is available at the Appraiser's office.
Change of Valuation Notice
Each year, on or before March 1, the County Appraiser is required to send you a
change of valuation notice. This notice describes the property you own, gives the
actual values for both the prior and current year, and will provide you an
opportunity to present your objection to the Appraiser. When you receive a
change of value notice, study it carefully. The value shown on the notice will affect
the amount of taxes you will pay the following December. The deadlines for
appeal are set by Kansas law and are enforced. If you feel the value the
Appraiser has placed on your property is incorrect, you may wish to inspect the
Appraiser's records on your property. If you choose to file an appeal, you will want
to provide information and documentation to support your estimate of value. In
formation such as a recent independent appraisal, recent sales of similar homes
in your neighborhood, similar homes that are currently on the market, and written
estimated from real estate professionals will all lend support and credibility to your
opinion of value.
The Assessment Process
The assessment process involves setting standards for fair and equitable values,
discovering and listing information about properties, and determining property
values. It also involves analyzing the values to ensure that they meet the standards
of fair assessment, and certifying the total valuation of the County to the County
Clerk.
Information Collection:
The first step in the assessment process is to gather information on ownership,
location, type of use, sales, building measurement, construction type, construction
costs, and rental income.
Primary sources for this information are real property deeds, subdivision maps,
building permits, local building contractors, and office personnel who conduct
on-site inspections to gather land and building characteristics. This information is
stored by the County Appraiser, updated, and maintained for current and future
use in the assessment process.
Appraisal - Estimating Value
An estimate of value is accomplished by an appraisal. The County Appraiser is
required to equitably value all property in the county according to current Kansas
Law. The actual value assigned to residential properties is based on market
value as of January 1 of the current year. To determine the market value, the
Appraiser studies sales of properties that occurred during the three previous
years. Those sales indicate the market conditions in various parts of Ness County
and the market value of specific types of properties. For most nonresidential
properties, comparable sales information, construction costs, depreciation, and
the income approach to value are considered.
Changes Affecting Property Values:
A property's value may alter over time due to physical changes such as an
addition or a garage, family room, bedroom, or extensive remodeling and
modernization, also property values may fluctuate due to the local economy. The
economy of the entire community may affect the market value of your property
negatively or positively.
Property Tax Calculation:
Your property taxes are determined by multiplying the actual value times the
assessment rate times the mill levy. The assessment rate on residential
properties is 11.5%. The assessment rate for commercial and industrial purposes
is 25%. The assessment rate is fixed by law and is the same statewide.
Assessment Ratios:
Property Type Assessment Approach to
Rate Value
Residential - includes 11.5% market / cost /
homes, apartments, income
and condominiums
Commercial - real 25% market value /
property income
commercial or
industrial purposes
Ag Land - land used to 30% use value / income
develop agricultural use
Ag Inprov. - 25% market value
improvements on
land devoted to ag. use
Vacant Lots - vacant land 12% market value
with no improvements
Non-Profit - real property 12% market value
owned and operated by
not-for-profit organizations
All Others - all other 30% market value
real property not elsewhere
classified
For State appraisal information see the site below:
Kansas Division of Property Valuation