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.

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.

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 says a home is under-assessed, the verdict says so plainly and tells you an appeal would work against you.

Because the outcome depends on the county's reviewer and on how well you file, and any figure we quoted would be unverifiable. What we can show is the evidence itself, a real sample packet, and the base rate from our validation run: 8 of 29 real homes came back over-assessed by 7% or more.

From the Johnson County Appraiser's own comparable-sales grids. Kansas is a non-disclosure state and the county publishes no bulk sales file, but the Appraiser's per-parcel comp grids carry real sale dates and prices for the homes it compares yours against. Those grids, plus the grids of your nearest neighbors, are the pool. No sale here is invented, and no national estimate is involved.

Every comparable the county lists on your grid carries a three-digit similarity score, lower meaning more similar. It weights subdivision, basement type, size, and lot, and it is the county's own judgment of comparability. We use it as a weight alongside our own matching, so a sale the county itself called comparable counts for more.

Yes. Each check reads the county's AIMS property system for your parcel, its comp grid, and its nearest neighbors, with a short cache so repeat views don't hit the county twice. The packet regenerates from the current record every time you download it.

Beds, baths, and square footage come straight from the Appraiser's residential detail record, not estimates. If the county's record is wrong, the questionnaire lets you state the correct figures, and the packet documents the difference as grounds for correction.

A cover letter addressed to the Johnson County Appraiser and the Board of Tax Appeals with the burden-of-proof rule cited, a summary of every evidence method and its status, and the requested correction; the county record; the ratio math; your recent sale if there is one; the comparable sales with the county's own Compare scores and adjusted-sale figures beside ours; the equity grid; record corrections; condition; the county's property detail; filing instructions for both appeal paths with their deadlines; and sources. Every figure says where it came from.

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.

The notice of appraised value is mailed on or before March 1, and the informal appeal must be requested within 30 days of the mailing date. The 30-day clock runs from the mailing date printed on the notice, which may be earlier than March 1. Payment under protest runs on the tax bill instead: December 20 if you pay the tax yourself, January 31 of the following year if a mortgage or escrow agent pays, or May 10 with a second-half or late payment. The property page shows which window is open today.

The informal meeting is the first stop, not the last. Next is the Board of Tax Appeals, Small Claims and Expedited Hearings Division: An informal hearing before a hearing officer, filed within 30 days of the county's decision. Single-family residential appeals go here before the regular division. Then the Board of Tax Appeals, regular division: A formal evidentiary hearing before the Board. The county appraiser carries the burden of proof; no presumption favors the county's value. After that, the Kansas Court of Appeals (judicial review): Review of the Board's order under the Kansas Judicial Review Act, or a trial de novo in district court at the taxpayer's election. In a residential valuation appeal the county appraiser must initiate the production of evidence and demonstrate, by a preponderance of the evidence, the validity and correctness of the value. No presumption exists in favor of the county appraiser's determination.

The address check, the verdict, and all of the on-screen evidence are free, with no account. The evidence packet is $99, once, for one property. Payment runs through Stripe's checkout page; there is no subscription, nothing renews, and we take no percentage of your savings.

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.

Yes. A purchase stays on your account, and each download regenerates the packet from the county's current record, so you always file the latest figures.

Residential property in Johnson County: single-family homes, townhouses, and condominiums. Duplexes and multi-family parcels get the record and equity checks but not yet the comparable-sales method. For commercial property the packet documents the county record and ratio math only, with no value argument; vacant and exempt parcels get the record only.

Johnson County, Kansas only, for now. The county's data, ratios, deadlines, and appeal chain are specific to it, and each one was checked against the statute and the county's own pages before it went into the tool.

Only to buy a packet, so the download stays available to you afterward. The check and everything on screen work without one.