Frequently Asked Questions

How do I pay my taxes?

Contact the Sedgwick County Treasurer.

How do I receive the tax notice since I paid off my home?

Contact the Sedgwick County Treasurer.

How do I apply for a tax abatement?

Contact the Sedgwick County Clerk.

How much would my taxes be if I build/purchase a property?

Contact the Sedgwick County Appraisal office regarding the appraisal value.

Contact the Sedgwick County Treasurer regarding the taxes.

How do I change the classification of a property?

Contact the Sedgwick County Appraisal office.

How do I split/combine my property?

Contact the Sedgwick County Clerk

How do I change my name?

Contact the Sedgwick County Register of Deed regarding Real Property.

Contact the Sedgwick County Appraisal office regarding Personal Property.

How do I change my mailing address?

Contact the Sedgwick County Treasurer to change the mailing address for Real Property.

Contact the Sedgwick County Appraisal office to change the mailing address for Personal Property.

How do I eliminate a mobile home title?

Contact the Metropolitan Area Building and Construction Department (MABCD).

How do I apply for an exemption for a 501 (c) organization?

Contact the Sedgwick County Appraisal office.

How is my property tax bill calculated?

Your property tax bill is based on the appraised value of your property, the appropriate assessment rate, and the total mill levy in your taxing jurisdiction.

To calculate your property tax:

1. Determine the assessed (taxable) value:
   Appraised Value × Assessment Rate = Assessed Value
   Example: 150,000 × 0.115 = 17,250
2. Calculate the tax amount:
   Assessed Value × Mill Levy ÷ 1,000 = Tax Bill
   Example: 17,250 × 129.307 ÷ 1,000 = 2,230.55

For properties with multiple classifications, repeat these steps for each classification and add the totals together.

Additional Information:

• The mill levy is set each fall. You can estimate your taxes using the previous year’s mill levy.
• Your mill levy can be found on your tax statement or by contacting the County Clerk at 316-660-9000.
• Property Taxes 101 – Sedgwick County Treasurer: https://www.sedgwickcounty.org/treasurer/propertytax101/
• Kansas Assessment Rates: https://sos.ks.gov/publications/kansas-constitution/kansas-constitution-article-11.html

Where do my property tax dollars go?

In Kansas, property taxes are collected by the County Treasurer’s Office. The County Appraiser determines the value of each property, while the Treasurer mails tax statements, collects payments, and distributes tax revenue.

The County Treasurer’s responsibilities include:

• Mailing tax statements: Typically, on or after November 1 each year.
• Collecting payments:
• First half due: December 20
• Second half due: May 10 of the following year
• Managing delinquent taxes: Collecting overdue payments and issuing tax warrants for unpaid personal property taxes.
• Distributing funds: Allocating collected taxes to local taxing entities such as school districts, cities, townships, fire districts, and the county itself.

Learn more: https://www.sedgwickcounty.org/treasurer/propertytax101/

How do I read my tax bill?

To better understand the information provided on your property tax statement, view the following guide.

Reading Your Tax Bill (PDF): https://www.sedgwickcounty.org/media/68537/reading-your-tax-bill.pdf

Does a lower property value always result in a lower tax bill?

Not necessarily. Even if your property’s appraised value decreases, your tax bill may not go down. Property taxes are based on your share of the total tax burden within your taxing jurisdiction.

If neighboring properties decline in value more than yours, your share of the overall tax burden could increase—resulting in a higher tax bill. Additionally, budget increases approved by local taxing entities (schools, cities, fire districts, etc.) may raise the mill levy, offsetting any reduction in your property’s value.

See also: Reading Your Property Tax Bill – Page 2
https://www.sedgwickcounty.org/media/68537/reading-your-tax-bill.pdf

What is meant by “fair market value”?

Fair market value represents the most probable price a property would sell for under normal market conditions. It is not based on a forced sale, special financing, or unusual circumstances that might influence the price.

Kansas law requires that all property be appraised at its market value as of January 1 each year.

An “arms-length transaction” — a sale between unrelated parties acting in their own best interest — is used as the standard for determining fair market value.

In determining fair market value, professional appraisers evaluate a variety of factors, including but not limited to:

• Location of the property
• Topography, size, and shape of the parcel
• Quality, age, and condition of improvements
• Cost of replacement or construction
• Income potential for commercial properties
• Sales of comparable properties within the market area

These factors are analyzed to ensure that the valuation reflects an accurate, equitable, and consistent estimate of the property’s true market worth as of the assessment date.

Kansas State Statute 79-503a. Fair market value defined; allowable variance; factors to be considered in determining fair market value; generally accepted appraisal procedures and standards to be utilized; exclusion of federal internal revenue code section 1031 exchange transactions. "Fair market value" means the amount in terms of money that a well informed buyer is justified in paying and a well informed seller is justified in accepting for property in an open and competitive market, assuming that the parties are acting without undue compulsion. In the determination of fair market value of any real property which is subject to any special assessment, such value shall not be determined by adding the present value of the special assessment to the sales price. For the purposes of this definition it will be assumed that consummation of a sale occurs as of January 1.

Link to Statute: https://www.ksrevisor.gov/statutes/chapters/ch79/079_005_0003a.html

How is my property’s value determined?

Appraisers use three standard approaches to estimate a property’s market value:

• Cost Approach
  This method estimates how much it would cost to replace the property with a similar one, minus depreciation, plus land value. It is often used when sales or income data are limited.
• Sales (Market) Approach
  This approach compares your property to similar, recently sold properties (“comparables”) in your area. Adjustments are made for differences such as size, location, and condition. This is the most common and reliable method for residential property appraisals.
• Income Approach
  Used primarily for income-producing properties (e.g., apartments, offices). The appraiser estimates value based on the property’s ability to generate income, considering factors such as rent, vacancy rates, expenses, and investor expectations.

Source: https://pickensassessor.org/wp-content/uploads/sites/26/2018/07/Appraisal-Process.pdf

How do I appeal my property’s value?

If you disagree with your property’s appraised value, you have the right to appeal.

Property owners may appeal once per tax year using one of the following methods:

• Informal (Equalization) Appeal:
  When value notices are mailed on March 1, you have 30 days to complete and return the appeal form. You will receive a letter prior to your scheduled appeal with instructions on how to proceed.
• Payment Under Protest:
  If you do not appeal within the 30-day period, you may still contest your property tax by filing a payment under protest when you pay your taxes. The payment under protest form must be submitted with your payment to the Treasurer’s Office.

PUP Application: https://bota.kansas.gov/wp-content/uploads/Forms_Guidelines/PRApp.pdf

You may appeal your property’s value only once per tax year, using either method.

These procedures ensure that property owners have an opportunity to challenge their assessed value while complying with state and local guidelines.

Contact the Sedgwick County Appraiser’s Office for more information.

What does the County Appraiser do?

The County Appraiser is responsible for discovering, listing, and valuing all taxable property in the county. Appraisers ensure that each property is assessed fairly and equitably so that property owners pay only their fair share of taxes.

What is the purpose of a property value appeal?

The purpose of an appeal is to determine whether your property’s appraised value accurately reflects its fair market value. During the appeal, an appraiser reviews information you submit and ensures your property has been valued equitably compared to similar properties.

What is the difference between an informal appeal and a payment under protest?

• Informal (Equalization) Appeal:
  Filed after receiving your valuation notice, typically early in the year. It addresses issues related to property classification, valuation, and equalization among similar properties.
• Payment Under Protest:
  Filed after receiving your tax statement, at the time of tax payment. This process also allows you to appeal your property’s value.

You may appeal your property’s value only once per tax year, using either method.

What is a Declaration of Representative (DOR)?

A Declaration of Representative form must be filed when someone other than the property owner—such as a family member, tax representative, accountant, or real estate agent—submits an appeal on the owner’s behalf.

The form grants legal authorization for the representative to act for the property owner. It must be submitted with the appeal application (whether for an informal appeal or a payment under protest).

Forms are available on your county’s website and at https://ksrevenue.org.

Why did the County Appraiser only inspect the exterior of my property?

In Kansas, most residential properties are appraised by exterior inspection only. Interior inspections are not typically required due to cost, privacy, safety, and scheduling considerations. Exterior inspections allow appraisers to evaluate properties efficiently while maintaining consistency and fairness.

My neighbor’s property is similar to mine. Why is their value lower?

Several factors can cause value differences, including variations in square footage, condition, location, or improvements. Additionally, your neighbor’s property may be undervalued rather than yours being overvalued.

Reappraisal is an ongoing process aimed at keeping all properties assessed at their true market value.

What is the difference between a fee appraiser and a mass appraiser?

A fee appraiser and a mass appraiser both determine the value of real property, but they do so for different purposes and in different ways.

• Fee Appraiser:
  A fee appraiser evaluates one property at a time, typically for a specific client such as a bank, lender, buyer, seller, or court. Their work is often used for financing, sales, legal proceedings, or estate purposes. The fee appraiser performs an in-depth analysis of a single property using one or more of the traditional approaches to value—sales comparison, cost, or income—to arrive at an independent opinion of market value.
• Mass Appraiser:
  A mass appraiser determines the value of many properties at once, usually for property tax assessment. Mass appraisers work for local or state assessor’s offices and use computer-assisted mass appraisal (CAMA) systems and statistical models to ensure values are uniform and equitable across a large number of properties. Their methods and procedures are typically outlined and regulated by state statutes to maintain consistency and fairness.

In short, fee appraisers focus on individual properties, while mass appraisers focus on groups of properties to establish fair and consistent tax values.

Why are my property taxes so high?

Your property tax bill is determined by two primary factors:

1. The assessed value of your property and
2. The mill levy (tax rate) established by various taxing authorities within your area.

If you believe your property has been assessed accurately, the total amount of your tax bill is likely due to the mill levies set by local governmental entities. Each taxing authority—such as the city, county, school district, and other special districts—adopts an annual budget and establishes a corresponding tax rate to generate the necessary revenue to fund public services.

If you are concerned about the overall amount of your property tax but believe the assessed value is correct, you are encouraged to contact your city council, school board members, county commissioners, or other relevant taxing authorities. These bodies are responsible for creating budgets and setting mill levies, which directly influence the amount of property tax you are required to pay.

What is the Cost Approach?

The cost approach is a method of estimating the value of a property by calculating the replacement cost of the improvements (such as the dwelling and other structures) new, minus any depreciation, and then adding the value of the land.

Depreciation accounts for factors such as the age, physical condition, functional limitations, and external obsolescence affecting the property.

The cost approach is generally considered the most reliable method for valuing unique or specialized properties, where comparable sales may be limited or unavailable.

What is a Comparable Sales Report?

A Comparable Sales Report is a document that lists the five (5) most comparable properties that have recently sold and are most similar to the subject property in key characteristics and features. These comparable properties are selected based on their similarity in location, physical attributes, functionality, and overall property characteristics.

Appraisers analyze the sale prices of these comparable properties and compare them to the subject property to determine an estimate of fair market value. Adjustments may be made to account for any differences between the subject property and the comparable properties to ensure a fair and accurate valuation.

For additional information, including definitions and explanations of the codes and terms used, please refer to the Explanation of a Comparable Sheet Document.

What do the comparability points in the Comparable Sales Report represent?

The comparability points in the Comparable Sales Report represent the degree of variation between the subject property and the selected comparable sales used to determine the market value of the subject property. These points help quantify how closely each comparable sale matches the property being appraised based on factors such as location, size, condition, quality, and other key property characteristics.

The County uses comparability points to evaluate the reliability of the comparable sales analysis and to select the most appropriate approach to value. When reviewing the comparability points:

• Lower comparability points indicate that the comparable properties are more similar to the subject property and require fewer adjustments.
• Higher comparability points indicate greater differences between the properties and require more adjustments.

As a general guideline:

• 0–50 points – Excellent comparables
• 51–100 points – Good comparables
• Over 100 points – Not considered strong indicators of market value; an alternate valuation method may be used.

These thresholds help ensure that property valuations are based on the most accurate and reliable market data available.

My neighbor’s house is almost like mine. Why is my value higher than theirs?

When determining property values, every characteristic of a property is considered to ensure an accurate estimate of market value. Differences in assessed value between similar properties may result from factors such as:

• Square footage of the dwelling or lot
• Condition of the structures
• Outdoor improvements such as detached garages, pools, etc.
• Other features that can affect market value

It is also possible that your neighbor’s property is undervalued rather than your property being overvalued. The goal of the assessor’s office is to value all properties at their fair market value, which represents the amount a property would likely sell for in an open market.

Reappraisal is an ongoing process, and both undervalued and overvalued properties are periodically adjusted to reflect their current market value accurately.

If I bought my house last year, shouldn’t the value be the same as what I paid for it a year ago?

A single property sale, such as your purchase, does not automatically determine the market value of a property. While the price you paid is verified by the county appraiser, it is considered along with sales of comparable properties in the area.

Appraisers use this combined information to determine a property’s fair market value, which represents the amount the property would likely sell for under normal market conditions. Because market conditions can change and each property has unique characteristics, the assessed value may differ from your purchase price.

When are Value Notices (VNs) mailed to property owners?

Value Notices are mailed on March 1 of every year.

How long do I have to file an appeal after receiving my Value Notice?

You have 30 days from the date shown at the top of your Value Notice to file an appeal.

Can I apply online for my appeal?

Yes. If you have the original Value Notice, it will include an appeal code and instructions for submitting an online appeal.
If you do not have the appeal code, the office cannot issue a new one, but you may still appeal by:

• Email: apprhear@sedgwick.gov
• Mail: 271 W 3rd St N, Wichita, KS 67202-1212
• Fax: 316-660-9284

Where can I send documentation for my appeal?

You may submit documentation by:

• Email: apprhear@sedgwick.gov
• Mail: 271 W 3rd St N, Wichita, KS 67202-1212

I did not receive my Value Notice. How can I get a copy?

We can mail a copy to you.
You may also obtain it online at www.sedgwickcounty.org/appraiser by navigating to:
Real Property → Search for Property Appraisal and Tax Information.
After accepting the disclaimer, enter your address and select Details to view available documents including Value Notices, appraisal/assessment data, and property record cards.

Can I fax my Value Notice for an appeal?

Yes. Fax it to 316-660-9284.
Ensure you include both the front and back of the Value Notice and that it is signed by the property owner.

How can I speak directly with an appraiser?

From March 1 through March 15, an appraiser is available on the 5th floor of the Appraiser’s Office.
You may also call 316-660-5443 to speak with an appraiser.
Note: No property changes can be made without filing an appeal.

Can someone else attend my appeal appointment on my behalf?

Yes. You must complete and sign a Declaration of Representative (DOR) form, even for family members or a spouse.
The form is available at www.sedgwickcounty.org/appraiser under Appeals → Declaration of Representative.
Attorneys do not need a DOR.

A property owner may also choose to have the appeal conducted by phone. The appraiser will call at the scheduled date and time listed on your confirmation letter.

Is a phone appeal just as good as an in-person appeal?

Yes. The appraiser will review your property with you the same as during an in-person meeting.
Documentation may be submitted by:

• Email: apprhear@sedgwick.gov (PDF preferred)
• Mail: 271 W 3rd St N, Suite 501, Wichita, KS 67202-1212

Can I come in person for my appeal instead of having it by phone?

Yes. You may appear in person at the scheduled date and time.

Where do I go for my appeal appointment?

Appeals are held at: 271 W 3rd St N, Wichita, KS 67202-1212

Is parking available at your office?

Yes. Limited free parking is available in our parking lot.

 What if I am running late for my appeal?

• In-person (walk-in) appeals: We will attempt to accommodate late arrivals.
• Phone appeals: If more than 5 minutes late, the appeal will be rescheduled.

Can I get comparable sales or neighborhood information for my property?

Yes. Call Information & Assistance at 316-660-9261 for assistance.

If I cannot attend my hearing, can I file a Payment Under Protest (PUP) later?

No. Once an appeal has started, you cannot file any additional protests or appeals for the same property and tax year.

If you cannot participate in an appeal during March, April, or May, and do not want a phone appeal, you may request a No Change Letter to proceed to Small Claims, but this must be requested before May 20.

Will I receive a result letter if I do not show up for my appeal?

No. If you abandon your appeal and do not reschedule before May, the appeal is closed for the year.
You may request a result letter before May 20 by contacting the Appraiser’s Office.

How long do I have to file a Small Claims appeal, and is there a fee?

You have 30 days from the date on the result letter to file for Small Claims.
"Real Property Single Family & Farmsteads" can go to Small Claims without paying a fee.
For fee information, contact BOTA at 785-296-2388.

I cannot find my result letter. Can I get another copy?

Yes. Result letters are scanned into our system and can be reprinted and mailed to you.

Can I receive a new result letter with a different date because I missed my deadline?

No. We cannot issue a revised result letter with a new date.

Can you update my mailing address?

No. Mailing address changes must be made through the Sedgwick County Clerk’s Office at 316-660-9215.
If you have an appeal scheduled, please also notify the Appraiser’s Office so we can update the appeal record.

Can I schedule my appeal in May?

No. By statute, appeals cannot be scheduled after May 15, and result letters must be mailed no later than May 20.
Appeals typically end in early May each year.

Can I schedule my appeal for May 15?

No. Appeals are not scheduled past early May to allow appraisers time to conduct research and any required field checks.

 

Who must list Personal Property?

K.S.A. 79-306 establishes that every person, association, company or corporation is required to list property, where such property is physically located), for the purpose of taxation. If you receive a property tax rendition by mail, it is because our office has determined that you may have property to report. If you feel the form is not applicable, return it with an explanation. The rendition MUST be returned. If you do not receive a personal property rendition, please contact the Sedgwick County Appraiser's Office, 316-660-5440 or email us.

Why are my vehicles being assessed through the Appraiser’s office

Kansas law defines a motor vehicle as “every self-propelled device in which any person or property may be transported or drawn upon a public highway…” The manner in which a motor vehicle is registered generally determines how it is appraised for property tax purposes. Tax-Roll motor vehicles are registered with a weight of 16,000 pounds or more or titled as a non-highway vehicle. Until Non-Highway/Salvage vehicles are made road worthy, the remain assessed through the Appraiser’s office. 

Why is my aircraft being assessed, shouldn’t it be exempt?

An aircraft may qualify for exemption from property taxation if certain conditions are met and the Kansas Board of Tax Appeals grants the exemption. Any aircraft that has not been granted exemption by the Kansas Board of Tax Appeals is taxable.

I purchased or sold a Mobile Home, what do I do?

If you have purchased a personal property manufactured home, to prove ownership, the home MUST be titled into your name within 30 days of purchase.  Title work needs to be completed at the Tag office per K.S.A. 58-4204.

If you sell a personal property manufactured home, the title MUST be fully transferred into the new owner’s name, or the account is to stay in name that is on the registered title. A mobile or manufactured home cannot be sold on a bill of sale.  Manufactured Homes are not a proratable asset.

Register your manufactured home using this form.

I sold my property, I moved, now what do I do?

Kansas is a self-reporting State, and it is the property owner’s responsibility to notify the Sedgwick County Appraisers office with any changes with your Personal Property.  You will need to contact the Appraiser’s office and request your personal property renditions.  The rendition MUST be returned to the Appraiser’s office by 12/20 of the year of sale along with a copy of the bill of sale for possible proration.  Without notification and proper documentation, you will be responsible for the full year’s taxes

When does proration apply?

K.S.A. 79-345 outlines the procedures for prorating other personal property. This includes all properties that are part of Subclass 6 of personal property.

 For the 2023 tax year and thereafter, Subclass 6 personal property can qualify for a prorated value if:

1. acquired or sold after January 1st and prior to September 1st of any taxable year AND,
2. the county appraiser is notified of the acquisition or sale on or before December 20^th. A copy of the bill of sale is required to be able to prorate correctly.

The county appraiser should not prorate the value of a Subclass 6 item when the owner fails to notify the county of its sale within the statutory timeframe (on or before December 20th in the year of the sale). The item will remain on the roll at its full market value for that tax year.

I don’t agree with my value, what do I do?

There are two methods available for property owners to challenge or “appeal” their personal property values:

1. The property owner can appeal the "notice of value" by contacting the county appraiser's office by May 15th to schedule an informal meeting with an appraiser per K.S.A. 79-1448.

OR

2. The property owner can file a "payment under protest" with the county treasurer at the time the tax is paid. If all the tax is paid prior to December 20th, the protest may be filed no later than December 20th, or if the tax is paid from an escrow account or by a tax service, the protest may be filed by January 31st per K.S.A. 79-2005.

Note: A property owner cannot appeal the “notice of value” and pay the tax under protest for the same property for the same tax year.