Property Tax Appeals: How to Challenge Your Property’s Assessed Value
Property taxes are a necessary part of owning real estate, whether it's a home, a rental property, or a piece of commercial land. In Kansas, property taxes fund public services like schools, emergency services, and infrastructure. While these taxes serve an important purpose, they can become a financial burden, especially if your property has been over-assessed.
Challenging your property’s assessed value can be a smart move, especially for property owners looking to cut unnecessary expenses. At Hyland Law Firm LLC in Overland Park, Kansas, the firm's knowledgeable attorney assists property owners and businesses in challenging unfair property tax assessments with strategic legal support tailored to their unique needs.
How Property Tax Assessments Work in Kansas
Before filing an appeal, it’s helpful to understand how the state values your property in the first place. In Kansas, property assessments are handled by the county appraiser’s office. The appraisal is meant to reflect your property's fair market value as of January 1st of each year.
Here's what typically goes into your property’s valuation:
Market value: This is the estimated amount your property would sell for under normal conditions.
Comparable sales: Appraisers often look at recent sales of similar properties in your area.
Property characteristics: These include square footage, age, condition, location, and any unique features.
Income approach (for businesses): For income-generating properties like apartment buildings or commercial real estate, appraisers may consider how much revenue the property produces.
If your property is overvalued using any of these methods, you could be paying more in property taxes than necessary. For business owners, this can eat into profits and affect your bottom line. Fortunately, Kansas law gives property owners the right to appeal their assessments.
Reasons to Appeal Your Property’s Assessed Value
Not every property tax assessment warrants an appeal, but there are several good reasons to consider challenging yours. These reasons can apply to both residential and business properties.
Common reasons to appeal your property tax assessment include:
Inaccurate property data: The appraiser may have incorrect information, such as the wrong square footage or number of bathrooms.
Decline in property condition: Damage from fire, water, or general wear and tear may not have been considered.
Market changes: The real estate market may have cooled since your last assessment.
Overvaluation: Your property's assessed value may be higher than the sale prices of comparable properties in your area.
Business impact: High assessments on commercial properties can significantly impact your operating costs and profit margins.
If any of these issues sound familiar, it may be time to start gathering the information you need to make your case.
Steps to Take Before Filing an Appeal
Before you officially file an appeal, there are a few important steps that can help strengthen your position. Preparation is key if you want your appeal to be taken seriously.
Here’s what to do before submitting an appeal:
Review your assessment notice: Each spring, property owners in Kansas receive a notice of value. Check this document for any obvious errors.
Inspect the property record card: This is a public record kept by the appraiser’s office. Make sure it accurately describes your property.
Research comparable properties: Look for similar properties in your neighborhood and compare their assessed values.
Take photos: Document your property's condition with up-to-date photos, especially if there’s visible damage or deterioration.
Collect business records: If you own commercial property, income statements and occupancy records may support your appeal.
Speak with a local attorney: While not required, a Kansas business attorney familiar with property tax appeals can offer helpful guidance and representation.
Doing this legwork ahead of time can save you time and give you a stronger foundation for your appeal.
How to File a Property Tax Appeal in Kansas
Once you’ve reviewed your assessment and gathered supporting documentation, the next step is to formally file an appeal. The process is relatively straightforward but involves strict deadlines.
Steps for filing a property tax appeal in Kansas include:
File a protest form: You must submit a “Payment Under Protest” form or an “Equalization Appeal” form to your county appraiser’s office. These are usually available online.
Meet the deadline: The deadline is typically 30 days from the date your valuation notice was mailed. Don’t miss it.
Submit evidence: Attach any documents, photos, or comparable sales that support your case.
Attend the informal meeting: You’ll be scheduled for a meeting with the county appraiser or a representative. This is your opportunity to explain why you believe your assessment is too high.
Wait for a decision: After your meeting, you’ll receive a written notice with the county’s decision.
If you disagree with the outcome of the informal meeting, you still have options.
What to Do If You Disagree With the Outcome
Sometimes, the informal appeal doesn’t lead to a favorable result. That doesn’t mean your case is over. Kansas law allows you to escalate your appeal to the next level.
Next steps if your informal appeal is denied:
File with the Kansas Board of Tax Appeals (BOTA): This is a formal, quasi-judicial body that hears tax disputes.
Prepare for a hearing: You’ll need to present your case in front of a panel. Be ready to bring documents, witnesses, and professional opinions if necessary.
Hire legal representation: At this level, many property owners—especially those dealing with business properties—choose to work with an attorney.
Receive a ruling: BOTA will review all the evidence and issue a binding decision.
Appealing to BOTA takes more time and effort, but it may be worth it if you have strong evidence and a significant amount of money at stake.
Tips for a Successful Property Tax Appeal
While no result is promised, following some practical tips can increase your chances of getting your property taxes reduced.
Helpful tips for a stronger appeal:
Be thorough: Don’t rely on a single piece of evidence. Use a combination of documents, photos, and sales data.
Stay professional: Keep communication respectful and businesslike, even if you’re frustrated with the process.
Document everything: Keep copies of all forms, emails, and receipts throughout the appeal process.
Make it relevant: Only submit information that directly affects the valuation—irrelevant details can weaken your case.
Consider your business strategy: If you own multiple properties or rely heavily on one commercial space, reducing your property tax bill could have long-term benefits.
By following these tips, you’ll present yourself as a credible and prepared property owner, whether you’re appealing as an individual or as part of a business entity. For more information, contact Attorney Charles J. Hyland.
When Property Tax Appeals Make Sense for Business Owners
For Kansas business owners, appealing a property tax assessment isn’t just about saving money—it’s about protecting your company’s financial health. High property taxes can cut into your budget for hiring, inventory, upgrades, and marketing. Over time, this can make it harder to compete and expand.
Business scenarios where appealing may be worth it include:
Your property generates income: If the appraiser overlooked vacancy issues or rent reductions, the assessed value may be inflated.
You’re holding multiple properties: Small differences in assessed value across properties can add up quickly.
You’ve made no recent improvements: If your business property hasn’t changed but your valuation has jumped significantly, that’s a red flag.
Your taxes are outpacing revenue: A sudden spike in taxes can undermine otherwise solid business planning.
Appealing your assessment can offer much-needed relief, giving your business room to grow without unnecessary tax pressure.
Trusted Legal Assistance
Challenging your property’s assessed value may seem like a hassle, but it can make a real difference, especially for business owners looking to control costs. The process is structured to give property owners a fair chance to dispute overvaluations. By preparing, gathering the right evidence, and following the appeal process, you can increase your odds of success. Hyland Law Firm LLC serves Overland Park, Kansas, the Kansas City Metro area, and beyond. Contact us today.