Johnson County, Kansas · property tax appeals
Is the county taxing your home for more than it’s worth?
Enter your address. You’ll see the county’s appraised value next to what comparable homes actually sold for, from the county’s own records, and a plain verdict on whether an appeal is worth filing. The verdict is free. If there is a case, the ready-to-file evidence packet is a flat fee, and you file it yourself.
- County-recorded sales
- $99 flat, one property
- You file it
Right now: Payment under protest for 2026 opens in 38 days. Deadlines and how filing works
An illustrative example
What the evidence looks like when there is a case
A real Mission, KS home from our September 2026 check, built in 1955, 1,474 sq ft on the main floor. The county appraised it at $517,400 for 2026. The 10 comparable sales the analysis selected, 3 of them listed by the county itself as comparable to this house, sold for $359,000 to $540,000 in the window around the January 1 valuation date.
Those homes differ in size, so the comparison runs per square foot. Adjusted for time and lot size, each sale implies $353,295 to $547,602 for this house. The median is $399,600: 29% below the county’s number, and roughly $1,565 a year in tax at Mission's levy until it is corrected. That gap is what the packet documents.
Sale prices are the county’s own records. Generated September 18, 2026; the county may have changed its value since. Read the full sample packet.
| Item | Sale date | County-recorded price | Adjusted price per square foot | Implied value for this house |
|---|---|---|---|---|
| County’s appraised value, tax year 2026 | — | $517,400 | — | — |
| Comparable sale (on the county's grid) | January 27, 2025 | $465,000 | $372 | $547,602 |
| Comparable sale | May 12, 2025 | $535,000 | $325 | $478,815 |
| Comparable sale (on the county's grid) | February 28, 2025 | $452,000 | $280 | $412,711 |
| Comparable sale | July 8, 2025 | $540,000 | $272 | $400,589 |
| Comparable sale | August 8, 2025 | $500,000 | $272 | $400,390 |
| Comparable sale | May 7, 2025 | $455,000 | $271 | $398,763 |
| Comparable sale | March 5, 2025 | $460,000 | $267 | $393,243 |
| Comparable sale (on the county's grid) | July 22, 2025 | $429,000 | $259 | $382,438 |
| Comparable sale | May 7, 2025 | $480,000 | $245 | $361,171 |
| Comparable sale | March 27, 2025 | $359,000 | $240 | $353,295 |
| Median (indicated value) | — | — | — | $399,600 |
How it works
Three steps. Two of them are free.
Step 1: Enter your address
The county's record and its own comparable sales come back in about a minute, with a plain verdict: over-assessed, consistent, or under-assessed. Free, no account.
Step 2: Read the evidence
Every number stays on screen: the comparable sales with the county's own similarity scores, your neighbors' certified values, the ratio math, and your deadlines. Still free.
Step 3: File it yourself
If there is a case, the $99 packet is a cited, ready-to-file PDF. You submit it to the Johnson County Appraiser for the informal appeal, which costs nothing to file. Owners may represent themselves at the informal meeting and before the Board of Tax Appeals — no attorney required.
Before you start
Most homes don't have a case.
When we ran this check on 29 real Johnson County homes across 11 cities in September 2026, 21 came back consistent with the evidence or below it. That is the normal result, and the site is built for it: you still get every number, free, plus an email reminder to check again when next year’s notice comes out in March.
An appeal reopens the value in both directions: the county appraiser and the Board of Tax Appeals can raise a value on appeal, not only lower it. When the evidence points that way, the verdict says so and tells you an appeal would work against you.
The packet
What $99 buys
A PDF you can file as-is: every method's evidence, every figure cited to the county record, and the filing instructions for both appeal paths. Regenerated from the current county record each time you download it.
- 01
Cover letter
Addressed to the Johnson County Appraiser and the Board of Tax Appeals, with the burden-of-proof rule cited, a one-table summary of every evidence method and its status, and the requested correction.
- 02
Subject property, county record
Every field the county holds on the parcel: class, type, year built, areas, rooms, basement, lot, condition grades, and the appeal status on file.
- 03
Ratio analysis
Assessed value, the statutory ratio, and the market value the county is actually taxing.
- 04
Recent sale of the subject
When the home itself sold recently, the strongest evidence in either direction, time-adjusted to the valuation date.
- 05
Comparable sales
Each sale with its date and county-recorded price, the county's own Compare score where the county listed it, and the county's adjusted-sale figure beside ours.
- 06
Equity and uniformity
Your value against the certified values of the nearest similar homes, when they support a reduction.
- 07
Record corrections
The county's square footage, rooms, and basement figures against what you report, as grounds for correction.
- 08
Condition
The county's condition and quality grades, and any condition issues you note, with what to attach.
- 09
Property detail on the county record
The county's own component-level buildup of the improvement value.
- 10
How to file
Both appeal paths with their deadlines, the one-path-per-year rule, the online portal, and what comes after the informal meeting.
- 11
Data sources and limitations
Where every figure came from and what the method can and cannot show.
See a real sample packet, generated from a real Johnson County home by the same code.
Pricing
One price. No percentage of your savings.
The check
Free
No account, no card.
- Address lookup against the county's live records
- The county record: values, areas, rooms, grades
- Comparable sales with the county's own similarity scores
- Neighbors' certified values (equity check)
- The ratio math and a plain verdict
- Both appeal deadlines, as of today
- A free reminder when next year's values come out
The packet
$99
Once, for one property. Offered only when the evidence supports a case.
- The full evidence packet as a filing-ready PDF
- Cover letter with the burden-of-proof rule cited
- Comparable-sales, equity, and record-correction grids
- Filing instructions for both appeal paths
- Regenerated from the current county record on every download
- One property, one time
No subscription. Nothing renews. No percentage of your savings.
30-day money-back guarantee
If the packet isn't what you expected, email us within 30 days of purchase and we refund the full price. No reason required.
The guarantee covers the purchase, not the county's decision. Nobody can promise an appeal outcome, and this site doesn't. Refund requests: hello@baselineappeals.com.
Where the numbers come from
The county's own records, read carefully.
Sale prices: the county's own records
Kansas publishes no bulk sales file, but the Johnson County Appraiser's per-parcel comparable-sales grids carry real sale dates and prices. Those grids, for your home and its nearest neighbors, are the entire pool. No sale is invented, and no national model's estimate is involved.
Comparability: the county's own score
Each sale the county lists as comparable carries its own similarity score. We use it as a weight beside our own matching on size, age, lot, basement, and neighborhood, so the county's judgment of what is comparable counts in the argument you bring back to it.
What the tool will not do
Produce a verdict without evidence: fewer than three qualifying sales, and it says so. Invent a sale. Claim a success rate. Hide the outcome behind a paywall. Sell a packet to a home that has no case.
Independence
Unofficial and not affiliated with Johnson County government. Every figure is an estimate built from public records: not an appraisal, not legal advice. The statutes behind the ratios, deadlines, and appeal chain are cited on the property page and in the packet.
Questions
Common questions
How do you decide whether my home is over-assessed?
Four independent checks run on the county's own record. If the county lists your home's own recent sale on its comparable-sales grid, or you tell us what you paid, that sale is the strongest evidence and takes precedence. Otherwise the comparable-sales method leads: real sale prices from the Appraiser's comp grids, adjusted for time and lot size, weighted by the county's own similarity score. An equity check compares your value with your neighbors' certified values, and a record check compares the county's square footage and room counts with what you report. A county value 7% or more above what the evidence supports is a case; 3% to 7% is borderline; anything closer reads as consistent.
What happens if there's no case?
You keep everything you saw: the comparable sales, the equity comparison, the ratio math, the deadlines. There is no purchase button on a no-case result, only a free email reminder to check again when next year's notice comes out in March. In our validation run, 21 of 29 real Johnson County homes landed here, so it is the normal outcome, not a failure of the tool.
Do you file the appeal for me?
No. You file it, and filing is free. Request an informal meeting with the County Appraiser within 30 days of the date the notice of appraised value was mailed. Notices are mailed on or before March 1. File a protest with the County Treasurer when paying the tax: at the time of payment, by December 20 if the tax was paid in full before then, by January 31 of the following year if a mortgage or escrow agent pays, or by May 10 with a second-half or late payment. A property owner may use the valuation-notice appeal OR payment under protest for a given tax year, not both. Whichever is filed first closes the other for that property and year. Owners may represent themselves at the informal meeting and before the Board of Tax Appeals — no attorney required.
What's the guarantee?
If the packet isn't what you expected, email us within 30 days of purchase and we refund the full price. No reason required. The guarantee covers the purchase, not the county's decision. Nobody can promise an appeal outcome, and this site doesn't. Write to hello@baselineappeals.com.