Wednesday, July 26, 2017
     

County Appraiser's Duties
It is the duty of the County Appraiser to value equitably and at fair market value all property identified as of January 1 of each year. This involves first determining if the property is taxable. Unless specifically exempted by the State of Kansas or by the State Board of Tax Appeals, all tangible assets, land and buildings and personal property in the State are taxable. The property must be accurately valued at its fair market value. Fair market value is the amount of money a well-informed buyer and a well-informed seller would accept for property in an open and competitive market without any outside influence.

An important thing to remember is that Appraisers do not create value.

People actually determine value by their transactions in the market place. The Appraiser simply has the legal responsibility to analyze those transactions and appraise individual properties based upon what is happening in the market place.

The Appraisers Office does not determine taxes, but instead determines only the market value of the property. The amount of taxes each taxpayer pays is determined by all the taxing agencies, i.e., city, county, school districts, etc. and depends on the amount of taxes needed to provide all the services the taxpayers require. The assessed value is determined by multiplying the fair market value of the property, as determined by the county appraiser’s office, by the assessment rate as outlined in the State Constitution.

If you have any questions about your real estate values, please call (785) 421-2196.

Real Estate

By definition, real estate is land and anything permanently affixed to it, including buildings.

The County Appraiser is responsible for discovering, listing, and valuing all property within Graham County and must follow laws when meeting these responsibilities.

The first step in the appraisal process is to gather information concerning ownership, location, type of use, sales, building measurements, 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 building contractors and interview owners. This information is stored by the County Appraiser, updated and maintained for current and future accepted appraisal process.

Each year the appraiser must review recent real estate sales and consider local economic conditions in order to maintain the most current value of property in the county.

Personal Property

What is Personal Property?


A key characteristic of personal property is the ability to move it without damage either to itself or to the real estate to which it is attached. Personal property becomes real property only if it is affixed in such a way that it loses its original physical character and cannot practically be restored to its original condition.

Personal property may be leased, loaned, rented, consigned, or owned. The basic categories include: business furniture, fixtures, plant equipment, office equipment, machinery, boats, aircrafts, mobile homes, and recreational vehicles.

What is Individual Personal Property?


Many Personal Property assets belonging to individuals are valued from market data using appraisal guides and state and regional market sources. This market data is then used to establish the current value of a particular asset. Typically, this value will be based on current trade-in values according to the age of the asset and market condition.

Examples of individual personal property that is to be reported to the County Appraiser are:
 

  • Boats (inboard, outboard, sail, pontoon, etc)
  • Jet Ski
  • Vehicles (non-highway title, vehicles tagged with 16M or more weight)
  • Trailers (utility, boat, car hauler, box, etc)
  • Off-road vehicles (3 or 4 wheelers, golf carts, mopeds, dirt bikes, snowmobiles)
  • Camper trailers/Travel trailers (those not qualifying as RV's)
  • Aircrafts & Hangers
  • Mobile Homes (if the title to the mobile home is different than who has title to the land it is located on)


Automobiles, light trucks, and motorcycles are classed separately by the State of Kansas.

What is Commercial Personal Property?

The valuation of owned or leased commercial personal property is based on the cost of assets. Assets are valued according to their cost when new, or their used acquisition cost, and the appropriate economic life. The asset is then depreciated over its economic life to a remaining salvage value.

Commercial and Industrial Machinery and Equipment purchased after June 30, 2006 is exempt.

Since January 1, 2007, any qualifying item of commercial personal property that originally cost $1500 or less is exempt.

How are taxes figured on Personal Property?

If the fair market value of your individual personal property is $5000 and if the assessment rate is 30%, this would mean the assessed value would be $1500 ($5000 x .30 = $1500).

Once taxing groups (school districts, cities, county, hospitals, etc) have finalized their budgets, these amounts are used to set the mill levies for each taxing district and calculate taxes.

Let's assume the combined mill levy (tax rate) has been set at 120 mills. Multiply the assessed value of your property ($1500) by the mill levy (120 mills or .120). This amount equals $180, which is your share fo the costs of public services.

Kansas Department of Revenue - Personal Property Forms and Information

Oil & Gas

The lease operator/taxpayer/tax representative is required to provide the information requested in Sections I-IV of the prescribed oil or gas rendition form and all other information necessary to figure the valuation of the property as determined by the Director of Property Valuation.

Failure to file a rendition on or before April 1 will result in penalties assessed to the operator.

The Prescribed Oil & Gas Rendition forms and Guide can be downloaded from the link below:

Kansas Department of Revenue
- Oil & Gas Forms and Information

Kansas Geological Society

 

Appraiser

Melanie Rowlison



Hours




8:00-5:00, Monday - Friday







Email ghcoappr@ruraltel.net




Address



410 N Pomeroy, Suite 2



Hill City, KS 67642



Phone (785) 421-2196





Tax Calendar

January 1 -
All real and personal property is assessed for tax value.

March 1 -
Value notices are mailed to all owners of real property.

May 1 -
Value notices are mailed to all owners of personal property.

June 15 -
Appraiser certifies all real and personal property to County Clerk.

July 15 -
County Clerk certifies all real and personal values to state.

August 25 -
All taxing jurisdictions submit annual budget to County Clerk.

November 1 -
County Clerk certifies taxes to be collected to County Treasurer.

November 1 - December 15 -

County Treasurer mails tax statements to all property owners.

December 20 -
Full or first half property taxes are due without penalty.

February 15 -

Unpaid personal property tax warrants are turned over to County Sheriff.

May 10 -

Second half of property taxes are due without penalty.

August 15 -
Unpaid second half personal tax warrants are turned over to County Sheriff.

August 1 -
Unpaid real estate taxes are published in the newspaper.

First Tuesday of September -
Unpaid real estate tax properties are sold to the county.

October 31 -
Unpaid personal property tax warrants are published in the newspaper
and filed as judgment liens in the county's district court. 


  

2017 Market Study
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LEGAL NOTICE

Pursuant to L.1991, Chp 279, 2 

     Results of the Market Study Analysis for Graham County for the Assessment Year 2017

 

A study of the residential real estate market in Graham County indicated there was an overall inflationary trend of 4% to 6% during 2016. 

 

A study of the commercial real estate market in Graham County indicates the market was relatively stable with a general upward trend of 2% during 2016.

 

A study of the real estate market for vacant lots in Graham County indicates the market was relatively stable with no general upward or downward trend during 2016.

 

Values on specific properties may not follow the general trend due to changes in the property, corrections of descriptive information, or adjustment of values based on sales of similar properties.

 

In accordance with the provisions in K.S.A. 79-1476, the Division of Property Valuation is required annually to furnish each county with the results of its study relating to changes, if any, of the Use Value of agricultural land.  Changes can and do occur as a result of several factors including cropping practices, commodity prices, and production costs.