Buying a home in Overland Park comes with a new number to plan for: property taxes. If you are comparing neighborhoods or school districts, the terms and timing can feel confusing. You want a clear way to estimate your bill and understand how it fits into your monthly payment. This guide breaks down the basics for Johnson County, with simple examples and a checklist you can use with your lender and closing team. Let’s dive in.
How Kansas property taxes work
Kansas follows a consistent structure across the state. Here are the key pieces you will see on your bill and in county records:
- Market/appraised value: The county appraiser’s estimate of your home’s fair market value.
- Assessment rate (residential): The percentage of market value taxed. As of 2024, the commonly cited rate is 11.5 percent for residential property. Confirm the current rate with Johnson County before you buy.
- Assessed value: Market value multiplied by the assessment rate.
- Mill levy: The tax rate set by each taxing body. One mill equals $1 of tax for every $1,000 of assessed value.
You can calculate your annual tax two ways:
- Tax = (Market value × Assessment rate) × (Total mills / 1,000)
- Tax = Assessed value × (Total mills / 1,000)
Total mills is the sum of all levies that apply to your parcel. That includes the city, county, school district, and any special districts. Your tax can change each year if your appraised value changes, the assessment rate changes, or local bodies adjust their mill levies.
Overland Park and Johnson County specifics
In Johnson County, the County Appraiser sets appraised values. The City of Overland Park, Johnson County, local school boards, and other districts adopt budgets that drive mill levies. The County Clerk compiles the combined rates, and the Johnson County Treasurer bills and collects taxes.
Common jurisdictions on an Overland Park bill include:
- City of Overland Park
- Johnson County
- Your local school district (varies by address)
- Johnson County Community College
- Fire, library, park, or special benefit districts where applicable
To check a specific home, use county parcel and tax lookup tools to see the current appraised value, assessed value, most recent tax bill, and payment history. You can also review city and school district budget or bond information to understand levy changes.
Most Kansas counties issue annual tax statements with options to pay in one installment or two installments. Many follow a schedule near December 20 and May 10. Confirm current due dates and payment methods with the Johnson County Treasurer before closing.
Escrow, closing, and prorations
Many lenders collect property taxes and homeowners insurance through an escrow account. You pay a portion each month with your mortgage payment. When tax bills and insurance premiums come due, the lender pays them from that account. Lenders can keep a small cushion in escrow, and they must provide an initial escrow disclosure that shows the deposit and monthly amount.
At closing, you will also see tax prorations. The title company typically prorates the annual bill based on the closing date. The seller pays their share for the period up to closing, and you cover the rest of the year. If the most recent bill is not available, the closer often uses last year’s bill or a current estimate. If the final bill differs later, the contract and closing instructions explain how any difference is handled.
What to ask your lender and closer
- Will my loan require an escrow account for taxes and insurance? If yes, what is the estimated monthly amount?
- How much initial escrow deposit will I need at closing, and why is that amount required?
- Which bill or estimate will you use to prorate taxes at closing?
- How will the seller credit for taxes show on the closing statement? If the final bill differs, how is that handled?
- What are the current assessed value and most recent annual tax amount for this property?
- Which school district and any special districts serve this address?
- If I want to pay taxes directly instead of using escrow, what are the criteria and steps?
A simple Overland Park example
Let’s walk through a hypothetical estimate to show the math. Numbers below are for illustration only; always verify your parcel’s mill levy and current assessment rate.
- Market value (purchase price): $400,000
- Residential assessment rate (commonly cited): 11.5%
- Assessed value = $400,000 × 11.5% = $46,000
- Example combined mill levy: 120 mills
- Annual property tax = $46,000 × (120 / 1,000) = $5,520
For escrow planning, divide by 12 months. Taxes alone would be about $460 per month. If your homeowners insurance is $1,200 per year (about $100 per month), your total monthly escrow for taxes and insurance would be about $560. Your lender may add a cushion or collect a larger initial deposit at closing.
Proration example at closing
Using the same $5,520 annual tax and a closing date of September 1 in a non-leap year:
- Seller share (Jan 1–Aug 31): 243 days / 365 × $5,520 ≈ $3,675
- Buyer share (Sep 1–Dec 31): 122 days / 365 × $5,520 ≈ $1,845
The closing statement will show tax credits and charges based on local practice and your contract. The title company will explain how the entries are calculated.
Common pitfalls to avoid
- Relying on purchase price alone. You need both the assessment rate and the combined mill levy to estimate taxes.
- Skipping the school district check. Different districts can change the total levy that applies to your address.
- Overlooking special assessments. Some parcels include special benefit districts or bonds that add to the bill.
- Assuming taxes will stay flat. Appraised values and levies can change from year to year.
Appeals, exemptions, and next steps
If you believe your appraised value is too high, contact the Johnson County Appraiser during the appeal window shown on your valuation notice. Provide supporting evidence such as comparable sales or condition details. If needed, you can pursue formal appeals under county and state procedures.
Kansas offers select relief programs and exemptions for eligible homeowners. Examples include state-administered refunds for qualifying seniors or disabled residents and certain veterans’ exemptions. Each program has specific rules and may require annual filings. Check eligibility and deadlines with the Johnson County Appraiser and the Kansas Department of Revenue.
Ready to buy in Overland Park?
Clear numbers lead to confident decisions. If you want a custom estimate for a specific address, we can help you review the parcel’s assessed value, recent levy history, and likely escrow needs, then align that with your total monthly budget and goals. Reach out to the neighborhood-focused team at LUX Network KC for one-on-one guidance.
FAQs
How are property taxes calculated in Overland Park, KS?
- Taxes equal assessed value multiplied by the total mill levy divided by 1,000; assessed value is the appraised value times the residential assessment rate (commonly cited at 11.5%).
When are Johnson County property taxes due?
- Many Kansas counties allow either a single annual payment or two installments around December 20 and May 10; confirm the current schedule with the Johnson County Treasurer.
Will my lender require an escrow account for taxes?
- Many lenders require escrow, especially with smaller down payments; they collect monthly amounts and may keep a cushion, with details shown on your escrow disclosure.
How are property taxes prorated at closing in Kansas?
- Title companies typically prorate based on the closing date using the latest bill or an estimate, crediting the seller for their share and charging the buyer for the remainder of the year.
Where can I find my assessed value and tax bill in Johnson County?
- Use the county appraiser’s parcel search for valuations and the county treasurer’s tax lookup for bills, payment history, and due dates.
What exemptions or refunds can Kansas homeowners get?
- Kansas offers programs such as state-administered refunds for qualifying seniors and disabled residents, plus certain veterans’ exemptions; check eligibility and deadlines with county and state offices.
