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Kansas property taxes play a crucial role in funding essential services such as fire protection, roads, parks, and public schools. While the average homeowner in Kansas pays $2,445 annually in real estate taxes, it's important to note that property tax rates can vary depending on your location.
How Do Kansas Property Taxes Work?
When you receive your Kansas property tax bill, it will include two important numbers: the appraised value and the assessed value. The appraised value represents the market value of your home and is recalculated by the county appraiser each year. The assessed value, on the other hand, is the value on which you pay taxes and is equal to 11.5% of your home's appraised value.
It's worth noting that county appraisers are only required to physically visit each property in their county once every six years. For the rest of the time, they rely on general market data for appraisals. If you believe that your home has been over-appraised, you have the option to talk to your county appraiser or file an official appeal within 30 days of receiving your "notice of value."
Understanding Kansas Property Tax Rates
Kansas property tax rates are typically described in terms of mill levies, which represent $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 would amount to $1,500. However, it's important to note that the first $20,000 in assessed value is exempt from the 20 mill statewide tax rate, which is used to support education.
Comparing rates between different areas in Kansas and other states can be challenging due to variations in the appraisal and assessment system. To make comparisons easier, it's useful to consider effective property tax rates, which are median annual tax payments as a percentage of median home value.
Exploring Different Kansas Counties
Johnson County
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With a population of over 613,000, Johnson County is the largest county in Kansas. Although it has a relatively low average property tax rate of 1.38%, the county's median real estate tax payment is $3,843, reflecting its high home values.
Sedgwick County
Sedgwick County, home to Wichita, the largest city in Kansas, has fairly low property tax rates compared to the rest of the state. The county's average effective property tax rate is 1.44%, slightly higher than the state average of 1.33%. If you have questions about how property taxes can affect your financial plans, consider consulting a financial advisor in Wichita.
Shawnee County
Shawnee County has an average effective property tax rate of 1.65%, which is higher than the statewide average of 1.33%. However, the county's median property tax bill of $2,226 is slightly lower than the statewide median of $2,445. This discrepancy can be attributed to lower median home values in Kansas.
Wyandotte County
Wyandotte County heavily relies on property taxes as its primary source of revenue. Homeowners in the county face an average effective property tax rate of 1.81%. The county collects nearly $100 million annually from homeowner-levied property taxes.
Douglas County
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Douglas County stands out with its high median annual property tax payment of $2,996. This is primarily due to the county's high home values, with a median value of $212,400. The county's effective tax rate of 1.41% is slightly above the state average.
Leavenworth County
Leavenworth County, part of the Kansas City metropolitan area, has a property tax rate of 1.47%, similar to nearby counties. A homeowner with a home worth the state's median value of $195,000 can expect to pay around $2,870 in annual property taxes.
Riley County
Riley County, home to Manhattan and Kansas State University, has property tax rates that align with the state average. The county's average effective property tax rate is 1.65%, with urban areas generally experiencing higher rates than rural areas.
Butler County
Butler County has an average effective property tax rate of 1.75%, making it one of the highest in the state. Homeowners in the county pay a median property tax payment of $2,628 per year, exceeding the state median of $2,445.
Reno County
Reno County has a median home value of $106,100, significantly lower than the state median. While the median annual property tax payment is $1,886, the county's average effective property tax rate of 1.78% is well above the national average.
Saline County
Finally, Saline County, located in central Kansas, has property tax rates near the state average. The county's average effective property tax rate is 1.47%, slightly above the statewide rate.
By understanding the intricacies of Kansas property taxes and the variations in rates across different counties, you can make informed decisions regarding homeownership and financial planning. Remember, a financial advisor can provide valuable guidance tailored to your specific circumstances.
