White Cloud, Kansas Property Taxes
The median property tax rate in White Cloud, KS is 0.93%, slightly below the national median of 0.99% and significantly lower than the Kansas state median of 1.43%. With the median home value in White Cloud at $122,000, the typical annual property tax bill amounts to $1,188, which is less than the national median of $2,690. Property taxes in White Cloud are based on the tax assessed value, often lower than the market value due to exemptions like the primary residence and agricultural exemptions. Understanding White Cloud's property tax system, exploring available exemptions, and identifying opportunities for reductions can lead to significant annual savings. Whether you're in the heart of White Cloud or another part of the city, understanding the local property tax system will benefit both homeowners and real estate investors.
Last Updated June 14, 2024
White Cloud, Kansas Property Tax Bill Calculator
$100,000
$2,500,000
$5,000,000
Average Tax Rate
1.43%
Estimate Property Tax Bill
$2,860
Ownwell’s White Cloud Property Tax Bill Calculator helps any homeowner, real estate investor, or potential owner estimate their annual property taxes in White Cloud with just two data points. By entering your property's estimated assessed value, the calculator applies the median tax rate in White Cloud to estimate your property tax bill. This insightful tool helps you understand potential tax liabilities. If you’re interested in seeing trends on a neighborhood level, scroll down to find more localized information. Your property’s assessed value is the value assigned by the county for property tax calculations, accounting for any exemptions that may apply.
Property Tax Rates Across White Cloud, Kansas
Property taxes in White Cloud, Kansas, are essential for funding critical local services such as public schools, road maintenance, and emergency services. The median tax rate in White Cloud is 0.93%, slightly below the U.S. national median of 0.99%. Local government entities within White Cloud set these rates annually, and they can vary significantly across different neighborhoods. Each year, White Cloud estimates its required budget to maintain services for the upcoming fiscal year, then divides this budget by the total value of all taxable property within the jurisdiction to calculate the property tax rate. While tax rates and budgets are influenced by laws and voter input, this calculation forms the basis of setting property tax rates. The data below compares White Cloud's effective property tax rate to other counties in Kansas and the national median. For comparison, the 66094 zip code has both the highest and lowest median property tax rate of 0.93%. Understanding how these cities compare with White Cloud provides valuable insights into the varying tax landscape across Brown County, helping homeowners gain a clearer picture of their property tax obligations relative to neighboring areas.
Average White Cloud Tax Rate
0.93%
Average Brown County Tax Rate
1.17%
Average Kansas Tax Rate
1.43%
Average United States Tax Rate
0.99%
Property Tax Rates Across White Cloud, Kansas
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 66094 | 0.84% | 0.89% | 0.93% | 0.97% | 1.21% |
Source: Ownwell
Property Tax Assessment Values Across White Cloud, Kansas
Understanding the difference between "market value" and "assessed value" is crucial for comprehending property taxes in White Cloud, Kansas. The market value is the price a willing buyer would pay a willing seller in an open and competitive market, influenced by factors like location, property condition, and economic trends. This value is estimated by the Brown County Appraisal District for tax purposes. In contrast, the assessed value is the market value minus any applicable exemptions or limits based on local laws and available programs. The assessed value is then used to calculate your property taxes by multiplying it by the combined tax rates of all relevant taxing entities. In White Cloud, assessment notices are typically mailed out in the spring, usually by mid-April. These notices provide homeowners with both the market and assessed values, along with an estimate of the annual property tax bill. By understanding the distinction between these valuation concepts, property owners can better navigate their tax responsibilities and comprehend how their property taxes are determined. For instance, the highest and lowest median tax bills in White Cloud are both $1,188, found in the 66094 zip code. Being aware of these valuation processes helps identify opportunities for protesting assessments or applying for exemptions to effectively manage the tax burden.
Average White Cloud Assessed Value
$122,000
Average Brown County Assessed Value
$95,260
Average Kansas Assessed Value
$156,260
Average United States Assessed Value
$244,900
Property Tax Assessment Values Across White Cloud, Kansas
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 66094 | $66,142 | $86,550 | $122,000 | $152,410 | $224,694 |
Source: Ownwell
Property Tax Bills Across White Cloud, Kansas
In White Cloud, property tax bills are calculated based on the assessed value of a homeowner's property. The assessed value is determined by the county, which evaluates the property's market value and then applies an assessment ratio to arrive at the taxable value. This assessed value is then multiplied by the local property tax rate to determine the annual tax bill. Several factors influence the assessed value, including the property's location, size, age, and condition. External factors such as local real estate market trends and neighborhood amenities also play a role. For homeowners, these property taxes fund essential public services like schools, infrastructure, and emergency services, directly impacting community quality of life. In White Cloud, the property tax rate can lead to varying tax bills. While the 25th percentile tax bill is around $778, the 75th percentile is $1,360, and the 90th percentile reaches up to $2,988. Compared to the national median property tax rate of 0.99%, these figures highlight the range of property tax burdens homeowners might experience.
Average White Cloud Tax Bill
$1,188
Average Brown County Tax Bill
$1,072
Average Kansas Tax Bill
$2,595
Average United States Tax Bill
$2,690
Property Tax Bills Across White Cloud, Kansas
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 66094 | $661 | $778 | $1,188 | $1,360 | $2,988 |
Source: Ownwell