Kansas Property Tax Appeal Guide | Property Tax Edge
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Kansas

Midwest · 105 counties

Complete property tax appeal guide for Kansas homeowners — rates, deadlines, exemptions, and step-by-step appeal instructions.

Kansas Department of RevenueModerate to Appeal
1.21%
Effective Tax Rate
Rank #13 nationally
11.5%
Assessment Ratio
11.5% of market value (residential)
$217,200
Median Home Value
latest Census/ACS estimate
$2,798
Median Annual Tax
Per year
1

11.5% assessment ratio — divide assessed value by 0.115 to get implied market value

2

Informal meeting with county appraiser is required before formal appeal

3

Homestead refund program provides up to $700 back for qualifying owners

Appeal Deadline

30 days from the mailing of your notice (equalization appeal), OR pay under protest — Dec 20, 2026 for the second route

Two mutually exclusive routes, and the statute forbids using both for the same property and year. (1) Equalization appeal: notify the county appraiser within 30 days of the notice mailing date — notices go out by March 1, so roughly March 31, 2026. (2) Payment under protest (K.S.A. 79-2005): file with the county TREASURER when you pay, or by December 20, 2026 if you already paid, or by January 31, 2027 if an escrow agent paid at least half by December 20. December 20, 2026 falls on a Sunday and 79-2005 has no rollover clause, so file by Friday December 18 to be safe.

Verified August 2026 against the official source · official source · always confirm the current date with your county

Understanding Kansas's Assessment Ratio

11.5%
11.5% of market value (residential)

Kansas uses a 11.5% assessment ratio, meaning your assessed value is set at 11.5% of your property's estimated market value.

To find your implied market value: Divide your assessed value by 0.115.
Example: Assessed value of $24,978 ÷ 0.115 = $217,200 implied market value

⚠ Common Mistake: Never compare your assessed value directly to comparable sale prices in Kansas. Always convert to implied market value first.

How to Appeal Your Property Tax in Kansas

1

Receive Notice of Appraised Value (March 1)

2

Request informal meeting with County Appraiser within 30 days

3

If unresolved, file formal appeal with County Appraiser

4

Appeal to State Board of Tax Appeals (BOTA)

5

Further appeal to District Court

Appeal Body
County Appraiser → State Board of Tax Appeals (BOTA) → District Court

Exemptions & Relief Programs

Homestead Exemption
Homestead Refund: refund of up to $700 for qualifying homeowners
Senior / Disabled Exemption
Senior Homestead Refund for 55+ with income under $40,500

Key Statutes & Legal References

§
K.S.A. §79-1439 (11.5% residential ratio)
§
K.S.A. §79-1448 (appeal process)
§
K.S.A. §79-4501 (homestead refund)

Kansas Property Tax Code

Governing Code
Kansas Statutes Annotated — Chapter 79 (Taxation)
Assessment Authority
County Appraiser
Appeal Board
County Appraiser
Assessment Cycle
Annual

Key Statutes

K.S.A. 79-503a
Appraised Value Defined
Defines appraised value as the fair market value of property.
K.S.A. 79-1448
Informal Appeal
Establishes the informal appeal process to the county appraiser.
K.S.A. 79-1609
Appeal to BOTA
Provides the right to appeal to the State Board of Tax Appeals.
K.S.A. 79-201
Exemptions
Lists all property exempt from property taxation in Kansas.

Major Exemptions

Homestead Refund
Age 55+, disabled, or with dependent child; income limits
Up to $700 refund
Senior/Disabled Freeze
Age 65+, income limits
Frozen appraised value
Official Code

Kansas Appeal Tools

Use these tools to build your appeal case for Kansas:

Over-Assessment Calculator
County Appeal Guides
Jurisdiction Intelligence
CAD Interactive Map
Sales Comparables Tool
Deadline Manager

Quick Kansas Calculator

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Assessment ratio: 11.5% · Rate: 1.21%

Quick Links

Over-Assessment Calculator
Find a Consultant
Deadline Manager
Community Forum
Moderate to Appeal
11.5% ratio requires conversion; informal step required before formal appeal

Taxing Authority

County Appraiser
Assessment Frequency
Annual

Ready to Appeal Your Kansas Property Tax?

Use our free tools to calculate your potential savings, find a local consultant, and manage your appeal deadlines.

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Kansas's assessment ratio study

How closely Kansas assessors' values actually track real sale prices — and whether you can use that in an appeal.

Usable as supporting evidenceLatest study: 2025

Kansas Real Estate Ratio Study

Use the county residential median, COD and PRD at the informal or BOTA level to show the county appraises above 100% of market, or that dispersion and regressivity make your appraisal non-uniform.

Official Kansas dataCompare all 50 states + DC

What's changing in Kansas

Enacted 2026 legislation and certified ballot measures. Reviewed August 2026 — always confirm with your county before relying on a change that hasn't taken effect yet.

Did not passSCR 1603 / HCR 5008

Valuation cap amendments failed

Both constitutional amendments authorising valuation limits by property subclass failed in the 2026 session, and HB 2745 was vetoed. There is no Kansas valuation-cap amendment on the November 2026 ballot. Recorded here because the proposals were widely covered and are frequently still described as pending.

Effective: n/akansasreflector.com

Supplemental, Escape & Corrected Bills in Kansas

Kansas has no supplemental assessments — value is fixed as of January 1 each year. Surprise bills instead come as 'added or escaped appraisal' bills (limited to two prior years, payable within 45 days, with a 12.5%-per-year penalty on escaped personal property) or as corrected bills from clerical-error fixes; the homeowner's main remedies are paying under protest (K.S.A. 79-2005) and the BOTA tax-grievance process.

Escaped/omitted real property (added or escaped appraisal bill)

County appraiser discovers real property omitted from the tax rolls; it is immediately listed and valued, placed on the rolls by the county clerk, and the treasurer issues an added/escaped property tax bill.

Appeal window: Tax is due immediately and payable within 45 days of the bill; the practical remedy is to pay under protest (K.S.A. 79-2005) at the time of payment within that 45-day window45 days

Escaped/underreported personal property (with penalty)

County appraiser discovers tangible personal property that was unlisted or underreported after the roll was certified; listed and appraised as 'escaped appraisal' with a 12.5% penalty per escaped year (or 'added' appraisal with K.S.A. 79-1422 late penalties for the current year).

Appeal window: Due immediately, payable within 45 days of the bill; pay under protest per K.S.A. 79-2005 (treasurer must hold protested funds until the appeal is final); penalty abatement may be appealed to the Board of Tax Appeals (no fixed day-count stated in the statute)45 days

Clerical error corrections (corrected bill or cancellation)

Defined clerical errors — wrong land description/quantity, nonexistent improvements, improvements assessed to the wrong parcel, exempt property taxed, double assessment, wrong taxing district: corrected by the county clerk before Nov 1 for the current year (79-1701), or by the board of county commissioners on/after Nov 1 for the current and two preceding years (79-1701a).

Appeal window: No taxpayer day-count; report the error to the county — if not remedied (or reported too late), escalate as a tax grievance to BOTA under K.S.A. 79-1702 within 4 years from the date the tax would have become a lien

Tax grievance / refund via Board of Tax Appeals

Taxpayer with a 79-1701-type grievance the county failed or was unable to fix files a grievance with the State Board of Tax Appeals, which may cancel uncollected tax (with penalties) or order a refund with statutory interest minus two points.

Appeal window: Must be filed within 4 years from the date the tax would have become a lien on the real estate

Full details & sources →Got one of these bills? Track its deadline →
AI Evidence Packet · $49

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Our AI assembles a professional evidence packet — cover letter, comparable-sales analysis, assessment ratio check, hearing script, and your state's filing instructions. $49 one-time, no subscription, no percentage of your savings. You file it with your county; we don't file or represent you.

We prepare the evidence — you submit it. The $49 is charged when the packet is generated, not when an appeal succeeds. See a sample packet.

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Kansas property tax appeals — frequently asked questions

When is the property tax appeal deadline in Kansas?+

In Kansas, the appeal window is 30 days from the mailing of your notice (equalization appeal), OR pay under protest — Dec 20, 2026 for the second route. Two mutually exclusive routes, and the statute forbids using both for the same property and year. (1) Equalization appeal: notify the county appraiser within 30 days of the notice mailing date — notices go out by March 1, so roughly March 31, 2026. (2) Payment under protest (K.S.A. 79-2005): file with the county TREASURER when you pay, or by December 20, 2026 if you already paid, or by January 31, 2027 if an escrow agent paid at least half by December 20. December 20, 2026 falls on a Sunday and 79-2005 has no rollover clause, so file by Friday December 18 to be safe. Always confirm the exact date with your local county appraiser or appeal board, as it can vary by county.

How do I appeal my property tax assessment in Kansas?+

The general process: 1) Receive Notice of Appraised Value (March 1); 2) Request informal meeting with County Appraiser within 30 days; 3) If unresolved, file formal appeal with County Appraiser; 4) Appeal to State Board of Tax Appeals (BOTA); 5) Further appeal to District Court. Appeals are heard by the County Appraiser → State Board of Tax Appeals (BOTA) → District Court.

What is the average property tax rate in Kansas?+

Kansas's effective property tax rate is about 1.21% of value — roughly $2,798 per year on the state's median home value of $217,200. Assessments are made at 11.5% of market value (residential).

What exemptions can lower my property tax in Kansas?+

Common relief includes the homestead exemption (Homestead Refund: refund of up to $700 for qualifying homeowners) and senior relief (Senior Homestead Refund for 55+ with income under $40,500). Eligibility and amounts vary — check with Kansas Department of Revenue.

Is it worth appealing my property taxes in Kansas?+

If your assessed value is higher than what your home would realistically sell for, an appeal can lower your bill — often for the life of the assessment. Use the free over-assessment calculator to estimate your potential savings before you file.