Cummings, Kansas Property Taxes
The median property tax rate in Cummings, KS is 1.01%, slightly higher than the national median of 0.99% but lower than the Kansas state median of 1.43%. With the median home value in Cummings at $144,530, the typical annual property tax bill is $1,665, which is below the national median of $2,690. Property taxes in Cummings are calculated based on the tax assessed value, often lower than the market value due to exemptions like the primary residence and agricultural exemptions. Understanding Cummings' property tax system, exploring available exemptions, and identifying opportunities for reductions can lead to significant annual savings. Whether you're in the heart of Cummings 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
Cummings, 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 Cummings Property Tax Bill Calculator helps any homeowner, real estate investor, or potential owner estimate their annual property taxes in Cummings with just two data points. By entering your property's estimated assessed value, the calculator applies the median tax rate in Cummings 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 Cummings, Kansas
Property taxes in Cummings, Kansas, play a crucial role in funding essential local services such as public schools, road maintenance, and emergency services. The median tax rate in Cummings is 1.01%, slightly higher than the U.S. national median of 0.99%. Local government entities within Cummings set these rates annually, and they can vary significantly across different neighborhoods. Each year, Cummings 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 Cummings' effective property tax rate to other areas in Kansas and the national median. For comparison, the 66016 zip code has both the highest and lowest median property tax rate of 1.01%. Understanding how these areas compare with Cummings provides valuable insights into the varying tax landscape across Atchison County, helping homeowners gain a clearer picture of their property tax obligations relative to neighboring areas.
Average Cummings Tax Rate
1.01%
Average Atchison County Tax Rate
1.45%
Average Kansas Tax Rate
1.43%
Average United States Tax Rate
0.99%
Property Tax Rates Across Cummings, Kansas
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 66016 | 0.85% | 0.93% | 1.01% | 1.18% | 1.71% |
Source: Ownwell
Property Tax Assessment Values Across Cummings, Kansas
In Cummings, 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 Atchison 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 Cummings, 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. For example, the median home price in Cummings is $144,530. Tax bills can vary significantly, with the 25th percentile tax bill at $883 and the 75th percentile tax bill at $2,816. The highest median tax bill in the area is $1,665 in the 66016 zip code, which also has the lowest median tax bill of $1,665. 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 Cummings Assessed Value
$144,530
Average Atchison County Assessed Value
$101,645
Average Kansas Assessed Value
$156,260
Average United States Assessed Value
$244,900
Property Tax Assessment Values Across Cummings, Kansas
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 66016 | $23,372 | $83,620 | $144,530 | $233,540 | $351,008 |
Source: Ownwell
Property Tax Bills Across Cummings, Kansas
In Cummings, Kansas, property tax bills are calculated based on the assessed value of a home, which is derived from its market value. The assessed value is then multiplied by the local tax rate to determine the annual tax bill. For example, with a median home price of $144,530, homeowners can expect varying tax bills. At the 25th percentile, the tax bill is around $883, while at the 75th percentile, it rises to approximately $2,816. The 90th percentile sees even higher tax bills, reaching up to $4,425. Several factors influence these calculations, including property size, location, and any applicable exemptions. Compared to the national median property tax rate of 0.99%, Cummings' rates can significantly impact homeowners' financial planning. Higher tax bills can affect affordability and overall cost of living, making it essential for homeowners to understand their tax obligations and seek potential exemptions or appeals to manage their expenses effectively.
Average Cummings Tax Bill
$1,665
Average Atchison County Tax Bill
$1,343
Average Kansas Tax Bill
$2,595
Average United States Tax Bill
$2,690
Property Tax Bills Across Cummings, Kansas
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 66016 | $382 | $883 | $1,665 | $2,816 | $4,425 |
Source: Ownwell