Overview of Kansas Property Taxes
The typical homeowner in Kansas pays about $1,952 annually in real estate taxes. That bill comes in a bit lower than the national median of $2,090. So although the 1.40% Kansas effective property tax rate is higher than the 1.08% national average, property tax payments generally dip below the U.S. mark due to the state's low median home value of $139,200.
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To calculate the exact amount of property tax you will owe requires your property's assessed value and the property tax rates based on your property's address. Please note that we can only estimate your property tax based on median property taxes in your area. There are typically multiple rates in a given area, because your state, county, local schools and emergency responders each receive funding partly through these taxes. In our calculator, we take your home value and multiply that by your county's effective property tax rate. This is equal to the median property tax paid as a percentage of the median home value in your county.
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Jennifer Mansfield, CPA, JD/LLM-Tax, is a Certified Public Accountant with more than 30 years of experience providing tax advice. SmartAsset’s tax expert has a degree in Accounting and Business/Management from the University of Wyoming, as well as both a Masters in Tax Laws and a Juris Doctorate from Georgetown University Law Center. Jennifer has mostly worked in public accounting firms, including Ernst & Young and Deloitte. She is passionate about helping provide people and businesses with valuable accounting and tax advice to allow them to prosper financially. Jennifer lives in Arizona and was recently named to the Greater Tucson Leadership Program.
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Kansas Property Taxes
The revenue raised by property taxes in Kansas goes to city and county governments to pay for services such as fire protection, roads, parks and public schools. While the typical homeowner in Kansas pays just $1,952 annually in real estate taxes, property tax rates are fairly high. The state’s average effective property tax rate (annual property taxes paid as a percentage of home value) is 1.40%, which is the 15th highest in the U.S. However, rates can differ depending on where you live.
If you're looking into buying a home in Kansas or are interested in refinancing a property there, check out our Kansas mortgage guide for important information about mortgage rates and the types of loans you’ll be considering when getting a home loan in the Sunflower State.
A financial advisor in Kansas can help you understand how homeownership fits into your overall financial goals. Financial advisors can also help with investing and financial plans, including taxes, homeownership, retirement and more, to make sure you are preparing for the future.
How Kansas Property Taxes Work
When you get your Kansas property tax bill, you will see two important numbers. The first is appraised value, which is equal to the market value of your home. Your county appraiser will recalculate your appraised value each year by considering factors such as the sales prices of nearby homes and changes made to your property.
County appraisers are only required to visit every property in their county once every six years. The rest of the time they appraise based on general market data. This means appraisals aren’t always perfect. It’s a good idea to keep an eye out for your annual “notice of value,” which you should receive by March 1. If you believe your home has been over-appraised, you can talk to your county appraiser or you can file an official appeal within 30 days.
Your appraised value is the basis for your property taxes, but actual tax rates apply to a different number: assessed value. Kansas has a statewide assessment percentage of 11.5%. This means that assessed value, which is the value on which you pay taxes, is equal to 11.5% of your home’s appraised value.
Kansas Property Tax Rates
Kansas tax rates are described in terms of mill levies. A mill levy is equal to $1 of taxes for every $1,000 in assessed value. So, if your assessed value is $50,000 and you have a mill levy of 30, your real estate taxes will total $1,500.
There is a 20 mill statewide tax rate that is used to support education, but the first $2,300 in assessed value is exempt. That translates to a tax deduction of $46 right off the bat.
Because of the appraisal and assessment system in Kansas, it is difficult to compare rates between areas and other states. For that purpose, it's useful to look at effective property tax rates, which are median annual tax payments as a percentage of median home value. The table below shows median annual tax payments, median home value and effective property tax rates for every county in Kansas.
|County||Median Home Value||Median Annual Property Tax Payment||Average Effective Property Tax Rate|
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With a population of more than 570,000, Johnson County is the largest county in Kansas. The median real estate tax payment in Johnson County is $2,907, one of the highest in the state. However, the county actually has a relatively low average property tax rate of 1.25%.
The reason for this high tax payment, then, is largely based on the fact that the county has some of the highest home values in the state. In fact, the median home value in Johnson County is $232,500, which is tops in the state.
Sedgwick County is located in central Kansas. The county seat is Wichita, which is the largest city in Kansas. Relative to the rest of the state, Sedgwick County property tax rates are fairly low. The county’s average effective property tax rate is 1.30%, while the average rate statewide is 1.40%.
If you have questions about how property taxes can affect your overall financial plans, a financial advisor in Wichita can help you out.
The average effective property tax rate in Shawnee County is 1.58%, which is well above the 1.40% Kansas state rate. However, the median price of a home in the county is more than $500,000. Shawnee's median property tax bill of $2,020 also comes in $100 higher than the statewide median, which is $1,952. In general, property tax rates in Kansas are higher than U.S. averages, but median tax bills are cheaper because of lower median home values.
Property taxes are the largest source of revenue for Wyandotte County. In recent years, the county has collected nearly $100 million annually from homeowner-levied property taxes. The average effective property tax rate for homeowners in Wyandotte County is 1.85%, the 13th highest rate in the state.
Douglas County’s median annual property tax payment of $2,585 is the third highest in the state. That high payment is largely due to high home values, as the county's median home value is also the third highest in Kansas at $188,100. Effective tax rates are not especially high at 1.37%, which is below the 1.40% state average.
Leavenworth County is part of the Kansas City metropolitan area, in northeast Kansas. The property tax rate in the county is 1.33%, similar to other nearby counties. At that rate, a homeowner with a home worth the state's median value ($171,000) would pay annual property taxes of about $2,275.
Riley County is home to the city of Manhattan and Kansas State University. Property tax rates in the county are right in line with the state average, as the county’s average effective property tax rate is 1.40%. However, people living in urban areas generally pay higher rates than those in rural areas – a difference of 20 or more mills in some cases.
The average effective property tax rate in Butler County is 1.64%. The county's median property tax payment ranks as the fifth highest in the state at $2,338 per year. That is relatively high for Kansas, as the state median stands at $1,952.
The median home value in Reno County is $96,600, which is much less than the state median. The median annual property tax payment is $1,671. However, the average effective property tax rate in Reno County is 1.73%., which is well above the national average.
Located in central Kansas, Saline County has property tax rates near the state average. The average effective property tax rate in the county is 1.35%, which is just 0.05% lower than the 1.40% Kansas mark.
Property Tax: Which Counties are Getting the Best Bang for Their Buck
SmartAsset’s interactive map highlights the places across the country where property tax dollars are being spent most effectively. Zoom between states and the national map to see the counties getting the biggest bang for their property tax buck.
Our study aims to find the places in the United States where people are getting the most for their property tax dollars. To do this we looked at school rankings, crime rates and property taxes for every county.
As a way to measure the quality of schools, we analyzed the math and reading/language arts proficiencies for every school district in the country. We created an average score for each district by looking at the scores for every school in that district, weighting it to account for the number of students in each school. Within each state, we assigned every county a score between 1 and 10 (with 10 being the best) based on the average scores of the districts in each county.
For each county, we calculated the violent and property crimes per 100,000 residents.
Using the school and crime numbers, we calculated a community score. This is the ratio of the school rank to the combined crime rate per 100,000 residents.
We used the number of households, median home value and average property tax rate to calculate a per capita property tax collected for each county.
Finally, we calculated a tax value by creating a ratio of the community score to the per capita property tax paid. This shows us the counties in the country where people are getting the most bang for their buck, or where their property tax dollars are going the furthest.
Sources: US Census Bureau 2017 American Community Survey, Department of Education, Federal Bureau of Investigation, State Police or Justice Department websites