Home appraisals rise 10.1%
Property taxes could soar as result
Staff writer
Many county residents were shocked when they read their 2025 property appraisals.
Countywide, appraisals increased 6.1%, only 0.8 percentage points of which was attributable to new construction.
Residential appraisals, not including farmsteads, were $365,700,740 for 2024 and $402,471,990, with $2,631,690 in new construction from 2024.
Many appraisals have gone up markedly despite no improvements on homes.
Ruth and Ron Herbel’s appraisal on their Marion home was 17% higher than last year. The dollar value of the increase is more than they paid for their home in 1969.
A year ago, the home was appraised at $71,370. This year’s appraisal is $83,620.
Many others say their appraisals went up between $10,000 and $30,000.
County appraiser Nikki Reid said her staff does physical inspections of the outside of each property every six years. Staff also reappraise property if a building permit is issued.
Individual appraisals typically rose 10% to 20% this year, Reid said.
Evaluations are based on the category of property and sale prices over the last four years, Reid said.
Current trends in the real estate market are considered. In 2021, when a seller’s market meant most properties quickly sold for more than the asking price, appraisals rose.
Now, homes are selling for more than asking price but not until after the asking price has been reduced.
“They’re still selling higher than our appraisals,” Reid said. “Our job is to value at market value.”
Higher appraisal values don’t necessarily mean higher property taxes unless a taxing body exceeds what’s called the revenue-neutral tax rate.
If an owner believes he or she cannot sell a house for the price at which the appraiser’s office valued the property, the office can do an inspection of the inside to see if it has problems not visible from the outside. If that is the case, the county can reduce the appraisal.
Property owners who disagree with their property appraisal are free to appeal their evaluation.
Property owners have until March 31 to do so by contacting the appraiser’s office.
An informal meeting with the appraiser allows the property owner to explain why he or she thinks the appraisal is too high.
Afterward, the county must produce evidence to justify the appraisal. Written results of the informal meeting will be mailed to the property owner.
If a property owner is dissatisfied with the result, an appeal can be sent to the Board of Tax Appeals at (785) 296-2388.
There is tax relief for some property owners.
To qualify for Kansas Homestead Refund, homeowners must meet one at least one of these qualifications:
- Be a resident entire year and own your home.
- Be 55 or older.
- Be blind or permanently disabled.
- Have a dependent child living with you under the age of 18 the entire year.
- Have household income of less than $40,500 a year.
The maximum refund is $700 and is given as a credit on income taxes.
To qualify for Property Tax Relief for Low Income Seniors,
Homeowners must meet all of the following qualifications:
- Be a Kansas resident the entire year.
- Own a home in Kansas during 2024.
- Be age 65 or older for all of 2024.
- Have household income must be less than $23,700 a year.
- Own a home valued at no more than $350,000.
Maximum refund is 75% of 2024 property taxes. The refund is given as a credit on income taxes.
To qualify for Golden Years Homestead Property Tax Freeze, homeowners must meet one of the following qualifications:
- Be a Kansas resident the entire year.
- Own and occupy the home the entire year.
- Be 65 or older the entire year.
- Be a 50% or more disabled veteran for the entire base year.
- Have a household income of less than $53,600.
- Own a home house valued at $350,000 or less.
Refund amount is the difference between the prior year and current year property taxes, and is given as a credit on income taxes.