Property Appraisals
The Sedgwick County Appraisers Office values property for local ad valorem tax purposes. The office also determines taxable situs (location), ownership, and eligibility for exemptions or special valuation (such as farm land appraised on its agricultural productivity). Within the time period set by law, a property owner may appeal the appraised value or classification of their property.
Kansas law requires that property be appraised at its market value on January 1. The law defines market value as the cash price a property would sell for when it is on the market for a reasonable time; neither party is under pressure to sell or buy; both parties know all the relevant facts about the property; and each party seeks to make the best possible deal.
An appraisal is simply a statement of opinion. The appraiser’s office does not create the value. People establish value by their transactions in the market place. The appraisal office has the legal responsibility to study those transactions and appraise your property accordingly. The appraiser’s office arrives at its opinion of market value through the use of generally accepted appraisal methods.
The actual value of most residential property is calculated by the use of a computer-assisted mass appraisal system into which specific information about each property is entered. The computer compares each property with similar properties and analyzes recent sales.
Each property owner pays no more or less than his fair share of the cost of providing local government services. The actual amount of tax depends not only on the appraised value of a property, but also on the assessment rate as set by the Kansas legislature, and the tax rate/ mill levy set by the county commissioners and apportioned to the local taxing authorities in which the property has taxable situs.
A property’s value can change from year to year for many reasons. The most obvious is that the property changes. A bedroom, garage, or swimming pool is added, or part of the property is destroyed by flood or fire. A change in market can also cause a change in the property values.
Re-inspections
The Sedgwick County Appraiser’s Office is mandated by K.S.A.79-1476 to re-inspect real property in Sedgwick County every six years. The purpose of this inspection is to verify our data is current and represents the property accurately. The Appraiser’s Office physically inspects approximately 17% of the real property located in Sedgwick County each year. The inspection areas are done by property type.
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