Overview of Kansas Property Taxes
The typical homeowner in Kansas pays about $2,235 annually in real estate taxes. That bill comes in a bit lower than the national median of $2,578. So although the 1.37% Kansas effective property tax rate is higher than the 1.07% national average, property tax payments generally dip below the U.S. mark due to the state's median home value of $163,200.
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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.
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 $2,235 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 1.37%. 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 $20,000 in assessed value is exempt.
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 585,000, Johnson County is the largest county in Kansas. The median real estate tax payment in Johnson County is $3,018, one of the highest in the state. However, the county actually has a relatively low average property tax rate of 1.24%.
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 $244,100, 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 1.37%.
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 1.60%, which is well above the 1.37% Kansas state rate. However, the median price of a home in the county is more than $130,500. Shawnee's median property tax bill of $2,085 also comes in about $200 lower than the statewide median, which is $2,235. 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 1.83%.
Douglas County’s median annual property tax payment of $2,647 is one of the highest in the state. That high payment is largely due to high home values, as the county's median home value is also one of the highest in Kansas at $192,800. Effective tax rates are not especially high at 1.37%, which is equal to the 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 ($163,200) would pay annual property taxes of about $2,171.
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 1.44%. However, people living in urban areas generally pay higher rates than those in rural areas.
The average effective property tax rate in Butler County is 1.62%. The county's median property tax payment ranks as one of the highest in the state at $2,380 per year. That is relatively high for Kansas, as the state median stands at $2,235.
The median home value in Reno County is $98,100, which is much less than the state median. The median annual property tax payment is $1,747. However, the average effective property tax rate in Reno County is 1.78%., 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 1.37%, which is exactly equal to the statewide Kansas mark.