Bluff City, Harper County, Kansas Property Taxes
The median property tax rate in Bluff City, KS is 1.86%, 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 $28,990, the typical annual property tax bill reaches $614, which is significantly lower than the national median of $2,690. Property taxes in Bluff City are calculated based on the tax assessed value, often lower than the market value due to various exemptions, such as those for primary residences and agricultural properties. 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 Harper County, understanding the local property tax system will benefit both homeowners and real estate investors.
Last Updated June 14, 2024
Bluff City, Harper County, Kansas Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Average Tax Rate
1.86%
Estimate Property Tax Bill
$539
$500
Ownwell’s Bluff City Property Tax Bill Calculator assists homeowners, real estate investors, and potential buyers in estimating 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, Harper County, Kansas
Property taxes in Bluff City, Kansas, are crucial for funding essential local services such as public schools, road maintenance, and emergency services. The median tax rate in Bluff City is 1.86%, 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 67018 zip code has the highest median property tax rate of 1.86%, while the same zip code also has the lowest median tax rate of 1.86%. Understanding how these cities compare with Bluff City provides valuable insights into the varying tax landscape across Harper County, helping homeowners gain a clearer picture of their property tax obligations relative to neighboring areas.
Average Bluff City Tax Rate
1.86%
Average Harper County Tax Rate
1.91%
Average Kansas Tax Rate
1.43%
Average United States Tax Rate
0.99%
Property Tax Rates Across Bluff City, Harper County, Kansas
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 67018 | 1.33% | 1.52% | 1.86% | 2.27% | 3.58% |
Source: Ownwell
Property Tax Assessment Values Across Bluff City, Harper County, Kansas
Understanding the difference between "market value" and "assessed value" is crucial for comprehending property taxes in Bluff City, 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 Harper 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. By understanding the distinction between these valuation concepts, property owners can better navigate their tax responsibilities and comprehend how their property taxes are determined. Being aware of these valuation processes in Bluff City helps identify opportunities for protesting assessments or applying for exemptions to effectively manage the tax burden. The median home price in Bluff City is $28,990, with tax bills ranging from $243 at the 25th percentile to $2,205 at the 90th percentile. Notably, the zip code 67018 has both the highest and lowest median tax bill, which is $614.
Property Tax Assessment Values Across Bluff City, Harper County, Kansas
Source: Ownwell
$19,810
$58,145
$96,480
Average Bluff City Assessed Value
$28,990
Average Harper County Assessed Value
$53,350
Average Kansas Assessed Value
$156,260
Average United States Assessed Value
$244,900
Property Tax Assessment Values Across Bluff City, Harper County, Kansas
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 67018 | $5,806 | $10,785 | $28,990 | $72,562 | $123,549 |
Source: Ownwell
Property Tax Bills Across Bluff City, Harper County, Kansas
In Bluff City, Harper County, KS, property tax bills are calculated based on the assessed value of a home. The assessed value is a percentage of the market value, which is determined by the county assessor. Various factors, such as property size, location, and improvements, influence this market value. Once the assessed value is established, local tax rates are applied to calculate the final tax bill. Homeowners in Bluff City experience property tax bills that vary significantly. For instance, the 25th percentile tax bill is $243, while the 75th percentile reaches $1,326. The 90th percentile tax bill can go up to $2,205. These variations highlight the impact of property characteristics and assessed values on tax obligations. Comparatively, the median property tax bill in Bluff City stands at $614, which is considerably lower than the national median property tax rate of 0.99%. This relatively lower tax burden can be beneficial for homeowners, making it an attractive aspect of living in Bluff City.
Average Bluff City Tax Bill
$614
Average Harper County Tax Bill
$968
Average Kansas Tax Bill
$2,595
Average United States Tax Bill
$2,690
Property Tax Bills Across Bluff City, Harper County, Kansas
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 67018 | $118 | $243 | $614 | $1,326 | $2,205 |
Source: Ownwell