Calculate Your Savings

The typical Johnson County homeowner saves $650-$700 per year when their appeal succeeds. This is based on an average assessment reduction of approximately $50,000-$55,000.

Here's how we calculate this:

Your individual savings depend on three factors: how much your assessment is reduced, the assessment ratio (fixed at 11.5%), and your local mill rate (varies by location but averages 125 mills in Johnson County).

Let's walk through a detailed example to show exactly how property tax savings work:

Example: Typical Johnson County Home

The Math

Here's the formula we use:

For our example:

Note: The assessment ratio (11.5%) is set by Kansas state law and is the same for all Johnson County residential properties. The mill rate varies slightly by location (city, school district, etc.) but averages around 125 mills.

Three variables determine how much you'll save:

1. How Much Your Assessment Is Overassessed

This is the biggest driver of savings. If your assessment is $450,000 but comparable sales show $400,000, your reduction is $50,000. If you're only slightly overassessed, your savings will be smaller. The more overassessed, the bigger the reduction and the bigger the savings.

2. Your Local Mill Rate

Mill rates vary slightly by city and school district. A property in Overland Park or Olathe may have a slightly different mill rate than one in Leawood or Shawnee. Higher mill rates mean larger tax bills and larger savings from assessment reductions. The Johnson County average is approximately 125 mills.

3. The Assessment Ratio (Fixed at 11.5%)

This is the same for all residential properties in Kansas. It means your assessed value is always 11.5% of the appraised value. This is set by state law and you cannot change it. When you lower the appraised value (through your appeal), the assessment automatically drops proportionally.

Here's the powerful part: your savings compound every year.

Once your assessment is lowered through the appeal, the new lower value becomes your baseline for future years. You keep saving year after year, even if you never appeal again.

This is why appealing is so powerful: you pay once ($99) but reap the benefits year after year. The longer you own the property, the more you save.

Let's look at the math from a risk-reward perspective:

Your Cost

JoCoTaxAppeal's fee is a flat $99 per property. This covers all communication, preparation, and representation.

Your Potential Benefit

Average savings of $650-$700 per year. Even a modest $400/year reduction saves you $4,000 over 10 years.

Your Risk

Approximately 45% of appeals in Johnson County result in a reduction. Many more result in partial reductions or negotiations. Even if you're in the 55% who don't achieve a reduction, your assessment cannot be raised as a result of your appeal—you simply pay $99 with no additional consequence.

The answer is almost always yes. Even a 30% success rate with average $500 savings ($150 expected value) is far better than the $99 investment. And our actual results are stronger.

Certain properties are especially good candidates for appealing:

1. Properties with Big Assessment Increases

If your assessment jumped 10-15% from the prior year, that's a red flag. The assessor may have corrected past errors or overestimated the current market. You have strong grounds to appeal and often see the biggest reductions.

2. Neighborhoods with Recent Sales Below Assessments

If recent comparable homes in your neighborhood sold for less than their assessed values, you have strong evidence. The market is telling you what your property is worth, and the assessor's value is out of sync.

3. Properties with Unreported Defects

Homes with old roofs, outdated systems, poor condition, or other physical defects should be worth less than pristine homes. If your assessment doesn't reflect these defects, an appeal can capture significant savings.

4. Recent Buyers Below List Price

If you purchased your home below the asking price or below the appraised value, you have direct evidence your assessment is too high. These are often the strongest appeals.

5. Properties in Transitional Neighborhoods

If your neighborhood is declining in value or has changed character, the assessor's old valuation may be outdated. Appealing captures these market shifts.