By Tara Williams
222,000+ Johnson County homeowners just got revaluation notices. Here's what the 6% average increase means for you — and how to appeal.
If you own a home in Johnson County, Kansas, you've probably had a mini heart attack this week — and I'm right there with you.
The Johnson County Appraiser's Office mailed 222,359 Notices of Appraised Value (NOAVs) on February 25th, and let's just say the reactions around here have ranged from "huh, that's interesting" to full-on kitchen table panic. The county-wide average increase is 6% — but plenty of homeowners are seeing numbers that feel a lot steeper than that.
So let's slow down, take a breath, and talk through what this actually means for you.
---
First: Your Assessment ≠ Your Tax Bill
I see this confusion every single year, and it trips people up. Your Notice of Appraised Value tells you what the county thinks your home is worth as of January 1, 2026. Your actual property tax bill depends on:
- The appraised value (what just landed in your mailbox)
- The assessment rate (11.5% for residential property in Kansas)
- The mill levy set by your local taxing entities — your city, your school district, your fire district, etc.
A 6% increase in appraised value does not automatically mean a 6% increase in your tax bill. Mill levies can (and often do) move in the other direction when assessed values rise across the board.
That said — yes, for most people, taxes will go up. Let's talk about what you can do about it.
---
Understanding Your Notice
Your NOAV will show you:
1. 2025 Appraised Value — what they had on file before
2. 2026 Appraised Value — the new number
3. Classification — should say "Residential" for most homeowners
4. Deadline to appeal — this is the most important thing on the page
The deadline to file an informal appeal with the Johnson County Appraiser's Office is typically 30 days from the date on your notice. If your notice is dated February 25, 2026, you're looking at approximately March 27, 2026.
Don't miss that window.
---
When Should You Appeal?
You have the right to appeal if you believe the county's assessed value is higher than what your home would actually sell for today in a normal market transaction.
Ask yourself:
- Did your home recently sell? If so, at what price compared to the new assessed value?
- Have you done a quick Zillow/MLS check on recent comparable sales in your neighborhood?
- Does the county's value seem significantly out of step with what neighbors' homes are listed at?
If your assessed value seems too high, appeal. The process is straightforward, there's no penalty for trying, and you don't need an attorney for the informal level.
---
How to Appeal in Johnson County
Step 1: File an Informal Appeal
Call the Johnson County Appraiser's Office at (913) 715-9000 or file online at jocogov.org. You'll have a brief meeting (usually by phone) to review your evidence with an appraiser.
Step 2: Gather Your Evidence
The county responds to data. Bring:
- 3-5 recent comparable sales (homes similar in size, age, condition, neighborhood that sold for less than your assessed value)
- Any documentation of needed repairs or issues that would affect market value
- Your own appraisal if you have one from the past year
Step 3: If Still Not Satisfied — BOTA
If your informal appeal doesn't resolve it, you can take your case to the Kansas Board of Tax Appeals (BOTA). This is still a DIY-friendly process for most residential appeals.
---
What's Driving the 6% Average Increase?
The short answer: the Johnson County real estate market has been on fire. When actual sale prices go up — and they have — the appraiser's office adjusts assessed values to reflect that market reality. This isn't the county being greedy; it's them doing their job.
The longer answer: certain zip codes are seeing much higher increases than others. Leawood 66209, for example, has seen median list prices jump 41% year-over-year. If you're in one of those high-demand luxury markets, your assessment may have moved substantially.
---
Big Picture: Kansas Property Tax Reform on the Horizon
Here's the good news that doesn't get enough attention: the Kansas Legislature is actively working on property tax relief.
HB 2745 passed the Kansas House 76-45 and would cap annual property tax increases at 3%, requiring a public vote to exceed that cap.
SB-488 (Kansas Property Tax Freedom Act) goes even further, proposing to phase out residential property taxes entirely by 2028 — a 50% reduction in 2026 and 75% in 2027.
These bills are still moving through the process, but the direction is clear: Kansans are pushing back, and legislators are listening.
---
What Does This Mean If You're Thinking About Buying or Selling?
Buyers: Don't let property tax sticker shock scare you away from Johnson County. The schools, infrastructure, and quality of life here still make it one of the most compelling places to put down roots in the Midwest — and remember, you can appeal too after purchase, and legislative relief may be coming.
Sellers: A higher assessed value is validation that your home's worth has risen. If you've been on the fence about listing, this might be the data point that confirms now is the time.
---
I'm Here to Help
Property taxes are complicated, and every situation is different. If you're trying to figure out what your assessment means for your buying or selling plans — or if you just want to talk through your neighborhood's market data — reach out anytime.
That's what I'm here for.
Tara Williams
Chic Luxury Homes | Johnson County Real Estate Expert
📞 Connect with me through chicluxuryhomes.com
---
Sources: Johnson County Appraiser's Office, Kansas Reflector, KSHB, Ranson Financial. Data as of March 2026.
Related Resources
- Kansas Property Tax Crisis Guide — the broader tax landscape
- Property Tax Appeal Deadline 2026 — appeal before it's too late
- Living in Leawood — Leawood tax and community info
---
Ready to Navigate Johnson County Property Taxes?
Whether you're relocating, upgrading, or investing, Tara Williams knows Johnson County inside and out. Get personalized guidance for your home search.
Thinking About Making a Move?
Get personalized guidance from Tara — no pressure, no fluff.