Role of the County Appraiser
The County Appraiser has the responsibility to discover, list and appraise all taxable and exempt real and personal property within Morris County. These responsibilities are directed in accordance with the Kansas constitution as well as laws and directives issued by the Kansas Department of Revenue, Property Valuation Division (PVD).
- Real and personal property is appraised as of January 1st , every year.
- Market value is the basis of value for most real property.
- "Fair market value" is defined as the amount of money a well-informed buyer would pay and a well-informed seller would accept for property in an open and competitive market without any outside influences.
- Agricultural land is not valued at market value. It is appraised at "use value" on the basis of its productivity and utilizing an eight year moving average of reported income & expenses.
- There is a two-year delay before the current year's commodity prices and expenses are calculated in the determination of the "use value". PVD sets the agricultural use values on an annual basis pursuant to K.S.A. 79-1476.
- The County Appraiser does not have authority to divert from the values established by PVD.
- Business personal property, machinery and equipment are valued on a formula set forth in Kansas law.
- Recreational vehicles (RV's) are valued under the "taxed when tagged" category similar to motor vehicles tagged at 12,000 lbs.