Property Taxes: Johnson vs Jackson County

Thinking about a home in Overland Park and comparing it with options across the state line? Property taxes can tilt your monthly budget more than you expect. You want a clear, apples-to-apples way to compare Johnson County, Kansas, with Jackson County, Missouri, and to plan your escrow with confidence. In this guide, you’ll learn how each county calculates taxes, how to estimate your annual bill, where to find official numbers, and what to watch for during due diligence. Let’s dive in.

How KC property taxes work

Property taxes in our metro follow a simple model:

• The county estimates market or appraised value.
• An assessment ratio may be applied to get assessed value.
• Local taxing bodies set mill levies. Your total tax equals assessed value multiplied by the combined mills divided by 1,000.

The big differences between Johnson County and Jackson County are the assessment ratios, the mix of taxing districts, available exemptions, and billing formats. These details are what make two similar homes on opposite sides of the state line carry different annual tax bills.

Johnson County, KS basics

How values and rates are set

The Johnson County Appraiser estimates a property’s market value using sales, modeling, and property characteristics. Kansas applies an assessment ratio to convert market value into assessed value for tax purposes. Local jurisdictions (county, city, school district, and others) set mill levies each year, which are combined for your total tax rate.

For state rules and exemptions, review the Kansas Department of Revenue’s guidance on property tax. It explains assessment, common exemptions, and how property taxes are administered statewide.

Where to look up Johnson County info

• Start at the official Johnson County government site. Use the Appraiser pages to search by address or parcel ID and view appraised and assessed values.
• Visit the Treasurer/Collector pages from the county site for tax statements, payment calendars, and mill levy details.
• For state-level rules and exemption programs, see the Kansas Department of Revenue property tax information.

Bring your parcel number (or the property address) when you search. Download the latest tax bill to see the total mill levy breakdown, any exemptions, and the actual tax billed.

Jackson County, MO basics

How values and rates are set

The Jackson County Assessor estimates market value and maintains assessment records. Missouri uses assessment ratios and local mill levies from multiple jurisdictions to calculate your tax. Your final bill reflects the sum of levies for the property’s city, county, school district, and any special districts.

Where to look up Jackson County info

• Start at the official Jackson County government site. Use the Assessor and Collector pages linked from the homepage to look up property records, tax history, and payment options.
• For statewide assessment rules and exemptions, consult the Missouri Department of Revenue.

As with Kansas, use the parcel ID or address to locate the property, then review the most recent tax bill for the levy list, assessed value, and applied exemptions.

Estimate your annual tax

Follow this step-by-step process to build a realistic estimate and plan your escrow:

1. Find market/appraised value. Use the county appraiser/assessor record or your target price point.

2. Determine the assessment ratio. If applicable, compute assessed value:

• Assessed value = Appraised value × Assessment ratio
• If exemptions apply, subtract them from assessed value.

3. Locate the total mill levy. Add up mills for the county, city, school district, and any special districts shown on the latest tax bill or county site.

4. Calculate annual tax:

• Annual tax = (Assessed value × Total mills) ÷ 1,000

5. Plan your escrow. Divide the annual tax by 12 for a monthly estimate. Lenders often collect 1 to 2 months of cushion in escrow at closing; your mortgage servicer’s escrow analysis will specify the exact amount.

Example: Overland Park (hypothetical only)

• Market/appraised value: $400,000
• Illustrative assessment ratio: 11.5 percent
• Assessed value: $400,000 × 0.115 = $46,000
• Illustrative total mills: 100
• Estimated annual tax: ($46,000 × 100) ÷ 1,000 = $4,600
• Estimated monthly escrow for tax: $4,600 ÷ 12 ≈ $383

These values are examples for math only. Always use the actual ratio and mills from Johnson County sources and the latest bill.

Example: Jackson County, MO (hypothetical only)

• Market/appraised value: $400,000
• Illustrative assessment ratio: 19 percent
• Assessed value: $400,000 × 0.19 = $76,000
• Illustrative total mills: 120
• Estimated annual tax: ($76,000 × 120) ÷ 1,000 = $9,120
• Estimated monthly escrow for tax: $9,120 ÷ 12 = $760

Again, these are placeholders. The real difference between Kansas and Missouri depends on the actual assessment ratio, the specific mill levy for the parcel, and any exemptions.

Escrow planning tips

• Plan early. Add a tax estimate to your budget before you make an offer. Use price × assessment ratio × mills ÷ 12 for a quick monthly estimate.
• Expect an initial deposit. Your lender will collect an initial escrow deposit at closing to cover upcoming tax deadlines and the required cushion.
• Watch payment schedules. Some counties allow split payments or offer early-payment discounts. Your escrow schedule will follow the county’s calendar, so confirm timing with your servicer.
• Recheck yearly. Appraised values and mill levies can change. Review the last 3 to 5 years of tax history to gauge likely increases.

Billing, deadlines, and appeals

Counties publish due dates, installment options, and penalties for late payments. For current calendars and payment methods, use the Treasurer or Collector pages on the Johnson County government site and the Jackson County government site.

If you disagree with a valuation, look for the appraisal notice and follow the county’s appeal process. Most counties provide an informal review window, then a formal appeal to a valuation board. Deadlines are strict. For state rules and guidance, review the Kansas Department of Revenue property tax page and the Missouri Department of Revenue.

Exemptions and credits to explore

Common programs may reduce your taxable value or provide credits, subject to eligibility and application:

• Homestead or owner-occupied exemptions
• Senior or disabled programs, including freeze programs where offered
• Veterans’ exemptions
• State tax relief credits

Programs vary by county and state, and they are not automatic. Start with county pages linked from Johnson County’s site, Jackson County’s site, and the state resources at the Kansas Department of Revenue and Missouri Department of Revenue.

Practical tips for buyers and sellers

• Buyers: ask for the latest tax bill during due diligence. Use it to verify assessed value, the list of taxing jurisdictions, total mills, and any exemptions.
• Buyers: confirm whether special districts apply, such as TIF, CID, or fire districts, which can increase the mill levy.
• Sellers: share the most recent tax bill and any appeal or exemption paperwork with buyers upfront.
• Everyone: when quoting taxes, say “estimated” unless you are referencing a county bill. Sales price is not the same as assessed value.

Where to get current numbers

Use these official sources to pull real values, levies, schedules, and forms:

• Johnson County, Kansas: start at the Johnson County government site. From there, access the Appraiser for valuations and the Treasurer for tax bills and payment info.
• Jackson County, Missouri: start at the Jackson County government site. Use Assessor and Collector links for property records and billing.
• Kansas rules and programs: see the Kansas Department of Revenue property tax information.
• Missouri rules and programs: review the Missouri Department of Revenue.

When you are comparing Overland Park with neighborhoods across the state line, a clear tax estimate can simplify your decision and prevent escrow surprises. If you want a side-by-side analysis using current county data, our team can help you look up parcels, confirm levies, and translate the numbers into a clean monthly budget. Reach out to Locate KC to get started.

FAQs

How do I estimate property taxes from a listing price?

• Multiply the price by the assessment ratio to get assessed value, then multiply by the combined mills and divide by 1,000. Use the latest county bill to confirm mills.

Are property taxes paid to Kansas or Missouri at the state level?

• No. Property taxes are billed and collected locally by the county treasurer or collector, though state law sets assessment rules and some exemptions.

Will my taxes be prorated when I buy or sell a home?

• Often yes. Property taxes are commonly prorated at closing based on local practice and the contract; check your settlement statement for the exact split.

How often can my property value change for tax purposes?

• Counties reappraise on schedules set by state law, and many update values annually. Review the county’s valuation history for trends over the last few years.

How do I appeal my property’s appraised value?

• Follow the county’s appeal steps and deadlines: review your notice, request an informal review, then file a formal appeal if needed; check county pages for exact dates.