Assessment & Appraisal
The Appraisal Process
The appraisal process involves setting standards for fair and equitable values, discovering and listing information about properties, and determining property values. It also involves analyzing the values to ensure that they meet the standards of fair assessment, and certifying the total valuation of the County to the County Clerk.
Information Collection
The first step in the appraisal process is to gather information on ownership, location, type of use, sales, building measurement, construction type, construction costs, and rental income.
Primary sources for this information are real property deeds, subdivision maps, building permits, local building contractors, and office personnel who conduct on-site inspections to gather land and building characteristics. This information is stored by the County Appraiser, updated, and maintained for current and future use in the assessment process.
Appraisal - Estimating Value
An estimate of value is accomplished by an appraisal. The County Appraiser is required to equitably value all property in the county according to current Kansas law. The actual value assigned to residential properties is based on market value as of January 1 of the current year. To determine the market value, the Appraiser studies sales of properties that occurred during the three previous years. Those sales indicate the market conditions in various parts of Haskell County and the market value of specific types of properties. For most nonresidential properties, comparable sales information, construction costs, depreciation, and the income approach to value are considered.
Change of Valuation Notice
Each year, on or before March 1, the County Appraiser is required to send you a change of valuation notice. This notice describes the property you own, gives the actual values for both the prior and current year, and will provide you an opportunity to present your objection to the Appraiser. When you receive a change of value notice, study it carefully. The value shown on the notice will affect the amount of taxes you will pay the following December. The deadlines for appeal are set by Kansas law and are enforced. If you feel the value the Appraiser has placed on your property is incorrect, you may wish to inspect the Appraiser's records on your property. If you choose to file an appeal, you will want to provide information and documentation to support your estimate of value. Information such as a recent independent appraisal, recent sales of similar homes in your neighborhood, similar homes that are currently on the market, and written estimated from real estate professionals will all lend support and credibility to your opinion of value.
Changes Affecting Property Values
A property's value may alter over time due to physical changes such as an addition or a garage, family room, bedroom, or extensive remodeling and modernization. also, property values may fluctuate due to the local economy. The economy of the entire community may affect the market value of your property negatively or positively.
Changes made to maintain your property's current value such as painting your home, replacing the roof, replacing the hot water heater, or making repairs would not necessarily increase the value of the property. However, if these tasks were not performed, the condition of the home would deteriorate, which would cause the market value to decrease.
Results of the Market Study for Haskell County for the Assessment Year 2024
Pursuant to L. 1991, CH279, SS2
A study of the Residential real estate market indicated that there is an overall inflationary trend of 6% per year.
A study of the Commercial and Vacant Lot real estate market indicated that the market is stable with no general upward or downward trend.
Values on specific properties may not follow the general trend because of changes in the property, correction of descriptive information or adjustment of values based on sales of similar properties.
In accordance with the provisions in KSA 79-1476, the Division of Property valuation is required to annually furnish each county the results of its study relating to changes, if any, of the Use Value of agriculture land. Changes can and do occur as a result of several factors including cropping practices, commodity prices and production costs.
Assessment Calendar
The County Appraiser operates on a timetable established by law. Some of the important dates are:
Jan 1 | The assessment date - Properties within the county are valued on the basis of their statutes as of this date. Buildings that are partially completed will be valued on their percentage of completion as of this date. |
March 1 | The County Appraiser mails a change of value notice to all real property owners. |
March 15 | Taxpayers who own taxable personal property must file a personal property declaration by this date. |
30 days from mailing of notice | Real Property Appeal Period - If you disagree with your property value, you have the right to file an appeal at this time. Appeal Form is available here. These hearings are concluded on May 15. The County Appraiser must send the property owner a decision by May 20. |
May 1 | The County Appraiser mails a change of value notice to taxable personal property owners. |
May 2 through May 15 | Personal property appeal period- If you disagree with your appeal value, you have the right to file an appeal during this time. Appeal Form is available here. |
June 15 | The County Appraiser certifies the real estate and personal property value of the County to the County Clerk. |
July 1 | If not satisfied with the County Appraiser's decision, the taxpayer will have a hearing with the Hearing Officer on or before this date. |
November | The County Treasurer mails the tax bill. |
For State appraisal information see: Kansas Division of Property Valuation