Johnson County, Kansas · property tax appeals
Is your home over-assessed?
Free verdict from the county’s own records.
- County-recorded sales
- $99 flat, one property
- You file it
Right now: 189 days left to file payment under protest for 2026. Deadlines and how filing works
How it works
Three steps. Two of them are free.
Step 1: Enter your address
The county's own records return a free verdict: over-assessed, consistent, or under-assessed.
Step 2: Read the evidence
Comparable sales, equity values, ratio math, and deadlines, all on screen, free.
Step 3: File it yourself
If there is a case, the $99 packet is a cited PDF ready to submit. Owners may represent themselves at the informal meeting and before the Board of Tax Appeals — no attorney required.
Before you start
Not every home has a case.
We updated our valuation model in September 2026 and are re-running our validation. Updated results will be posted here. If your home doesn't have a case, we'll tell you that for free. 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.
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.
- Section 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.
- Section 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.
- Section 03
Ratio analysis
Assessed value, the statutory ratio, and the market value the county is actually taxing.
- Section 04
Recent sale of the subject
When the home itself sold recently, the strongest evidence in either direction, time-adjusted to the valuation date.
- Section 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.
- Section 06
Equity and uniformity
Your value against the certified values of the nearest similar homes, when they support a reduction.
- Section 07
Record corrections
The county's square footage, rooms, and basement figures against what you report, as grounds for correction.
- Section 08
Condition
The county's condition and quality grades, and any condition issues you note, with what to attach.
- Section 09
Property detail on the county record
The county's own component-level buildup of the improvement value.
- Section 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.
- Section 11
Data sources and limitations
Where every figure came from and what the method can and cannot show.
Pricing
One price. No percentage of your savings.
| Feature | The Check Free No account needed | The Packet $99 One property, one time |
|---|---|---|
| Live address lookup & county record detail | ✓ | ✓ |
| Comparable sales & county similarity scores | ✓ | ✓ |
| Neighbors' certified values (equity check) | ✓ | ✓ |
| Ratio math & plain verdict | ✓ | ✓ |
| Filing deadlines for both appeal paths | ✓ | ✓ |
| Free reminder when next year's values come out | ✓ | — |
| Full evidence packet as a filing-ready PDF | — | ✓ |
| Cover letter with cited burden-of-proof rule | — | ✓ |
| Comparables, equity & record-correction grids | — | ✓ |
| Filing instructions for both appeal paths | — | ✓ |
| Regenerated from county record on every download | — | ✓ |
30-day money-back guarantee
100% Risk-Free 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. A refund ends your access to the packet.
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
From the Johnson County Appraiser's per-parcel comparable-sales grids. No sales are invented or modeled.
Comparability: adjusted nearby sales
We start from recent nearby sales that the county itself lists as comparable to your home. We adjust each sale for differences in total finished square footage, construction quality, the county's condition grade, lot size, age, finished basement and time since sale, using adjustment rates estimated from Johnson County sales. An over-assessed finding requires at least three sales close enough to your home to need only small total adjustments. The county's similarity score is shown for reference and doesn't affect the result.
What the tool will not do
No verdict without evidence, no invented sales, no outcome claims, no packet when there is no case.
Independence
Unofficial and independent of Johnson County government. Figures are estimates from public records.
Questions