Saturday, December 20, 2014
     

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 Haskell 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 on this page or from the Appraiser's office. 

Property Tax Calendar 
(not all inclusive)
Jan. 1
The Appraiser shall classify all taxable and exempt real and personal property (K.S.A. 79-1459(e)). All tangible personal property, including oil and gas, subject to taxation, shall be listed and assessed. (K.S.A. 79-301)
March 1
Deadline for County Appraiser to give taxpayer notice of classification and valuation of real property. (K.S.A. (1995 Supp.) 79-1460)
March 15
Deadline for listing of all tangible personal property by owner or authorized agent. (K.S.A. (1995 Supp.) 79-306)
April 1
Deadline for the listing of oil and gas properties signed by owner or authorized agent. (K.S.A. (1995 Supp.) 79-332a)
30 days from mailing of notice
Deadline for taxpayers to appeal notice of classification or valuation of real property.
Form for Appeal available here.
(K.S.A. (1995 Supp.) 79-1448)
May 1
Deadline for County Appraiser to give taxpayer notice of classification and valuation of personal property (including oil and gas). (K.S.A. (1995 Supp. 79-1460)
May 15
Deadline for taxpayer to appeal notice of classification and valuation of personal property
(including oil and gas). 
Form for Appeal available here.
(K.S.A. (1995 Supp.) 79-1448)
Dec. 15 or before
County Treasurer mails to taxpayer, as shown by rolls, a tax statement which indicates tax due and other information required by statute. (K.S.A. (1995 Supp.) 79-2001)
Dec. 20 or before

Full or first half taxes must be paid to avoid penalty (K.S.A. (1995 Supp.) 79-2004, real estate and (1995 Supp.) 79-2004a, personal property)

Payment under protest may be filed provided no prior appeal was commenced pursuant to K.S.A. (1995 Supp.) 79-1448. (K.S.A. (1995 Supp.) 79-2005) Contact the County Treasurer's or Appraiser's offices for details. The Tax Protest Form is available here.

May 10 of the following year

Second half taxes must be paid to avoid penalty. (K.S.A. (1995 Supp.) 79-2004, real property and (1995 Supp.) 79-2004a, personal property)

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 purpose in 25%. The assessment rate is fixed by law and is the same statewide.

Sample Calculation:
Let's assume the market value of your home has been determined to be $60,000, and the statewide residential assessment rate is 11.5%. This would mean that the assessed value of your home would be $6,900 ($60,00 times .115 = $6,900).

Let's also assume that the total mill levy is determined by the local taxing authorities of your particular taxing district. Multiply the assessed value of your property ($6,900) by the mill levy (125 mills or .125). The amount is $862.50, which is your share of the total responsibility to support the programs for which taxes are budgeted.

Assessment Ratios:

Property Type

Assessment
Rate

Approach 
to Value
Residential - includes homes, apartments, and condominiums 11.5% Market Value / Cost / Income
Commercial - real property used for commercial or industrial purposes 25% Market Value / Income
Ag Land - land used to develop agricultural use 30% Use Value / Income
Ag Imprv - improvements on land devoted to agricultural use 25% Market Value
Vacant Lots - vacant land with no improvements 12% Market Value
Non-Profit - real property owned and operated by not-for-profit organizations 12% Market Value
All Others - all other real property not elsewhere classified 30% Market Value