Bluff City, Kansas Property Taxes
The median property tax rate in Bluff City, KS is 2.83%, considerably higher than both the national median of 0.99% and the Kansas state median of 1.43%. With the median home value in Bluff City at $203,800, the typical annual property tax bill reaches $5,801, exceeding the national median of $2,690. Property taxes in Bluff City are calculated based on the tax assessed value, which typically falls below the market value due to various exemptions like the primary residence and agricultural exemptions. Understanding Bluff City'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 Bluff City 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
Bluff City, 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 Bluff City Property Tax Bill Calculator helps any homeowner, real estate investor, or potential owner estimate their annual property taxes in Bluff City with just two data points. By entering your property's estimated assessed value, the calculator applies the median tax rate in Bluff City 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 Bluff City, Kansas
Property taxes in Bluff City, Kansas, play a crucial role in funding essential local services such as public schools, road maintenance, and emergency services. The median tax rate in Bluff City is 2.83%, significantly higher than both the Kansas state median and the U.S. national median of 0.99%. Local government entities within Bluff City set these rates annually, and they can vary significantly across different neighborhoods. Each year, Bluff City 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 Bluff City's effective property tax rate to other counties in Kansas and the national median. For comparison, the zip code 67018 has the highest median property tax rate of 2.83%, while the same zip code also has the lowest median tax rate of 2.83%. Understanding how these cities compare with Bluff City provides valuable insights into the varying tax landscape across Sumner County, helping homeowners gain a clearer picture of their property tax obligations relative to neighboring areas.
Average Bluff City Tax Rate
2.83%
Average Sumner County Tax Rate
1.55%
Average Kansas Tax Rate
1.43%
Average United States Tax Rate
0.99%
Property Tax Rates Across Bluff City, Kansas
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 67018 | 2.66% | 2.72% | 2.83% | 2.93% | 3.00% |
Source: Ownwell
Property Tax Assessment Values Across Bluff City, Kansas
In Bluff City, Kansas, understanding the difference between "market value" and "assessed value" is crucial for comprehending property taxes. 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 Sumner 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 Bluff City, 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. The median home price in Bluff City is $203,800, with tax bills ranging from $5,360 at the 25th percentile to $6,506 at the 90th percentile. The highest and lowest median tax bills both occur in the 67018 zip code, each at $5,801. By understanding these valuation concepts, property owners can better navigate their tax responsibilities and identify opportunities for protesting assessments or applying for exemptions to effectively manage the tax burden.
Average Bluff City Assessed Value
$203,800
Average Sumner County Assessed Value
$90,990
Average Kansas Assessed Value
$156,260
Average United States Assessed Value
$244,900
Property Tax Assessment Values Across Bluff City, Kansas
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 67018 | $190,984 | $195,790 | $203,800 | $211,810 | $216,616 |
Source: Ownwell
Property Tax Bills Across Bluff City, Kansas
In Bluff City, property tax bills are calculated based on the assessed value of your home and the local tax rate set by Sumner County. The assessed value is determined by an official evaluation of your property's market value, which is then multiplied by an assessment ratio to arrive at the taxable value. Various factors influence this assessment, including property size, location, and market conditions. Homeowners in Bluff City can expect property tax bills that vary depending on their home's assessed value. For instance, the tax bill at the 25th percentile stands at $5,360, while the 75th percentile sees bills around $6,242. At the 90th percentile, the tax bill reaches up to $6,506. Comparing these figures to the national median property tax rate of 0.99%, Bluff City's rates can significantly impact homeowners' financial planning. Understanding how these factors interplay can help homeowners better anticipate their annual tax obligations and manage their budgets more effectively.
Average Bluff City Tax Bill
$5,801
Average Sumner County Tax Bill
$1,397
Average Kansas Tax Bill
$2,595
Average United States Tax Bill
$2,690
Property Tax Bills Across Bluff City, Kansas
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 67018 | $5,095 | $5,360 | $5,801 | $6,242 | $6,506 |
Source: Ownwell