Do you ever feel like property taxes sneak up on you just as you are planning a move or a remodel? If you live in Southwind or you are buying or selling in Overland Park, a clear tax calendar can save you time and money. You want to know when notices arrive, how appeals work, and when payments are due so you can plan with confidence. This guide breaks down the Johnson County property tax cycle in simple steps and gives you a practical checklist for closings in Southwind. Let’s dive in.
How Johnson County taxes are set
Your annual bill comes from two parts that work together. First, the county appraiser estimates a market value for your property. After classification and any exemptions, that value becomes the assessed basis. Second, multiple taxing jurisdictions set budgets and mill levies, which the county certifies. Your bill itemizes each levy such as city, county, school district, and special districts.
Most Kansas counties value property as of a fixed date early in the year. Kansas counties typically use January 1 as the assessment date. Sales and market activity after that date usually affect the next year’s value. If you have questions about how your value was determined, the Johnson County Appraiser’s office is your first stop.
Annual property tax calendar
Exact mailing and due dates can shift each year. Use this as a planning guide, then confirm current-year dates with the Johnson County Appraiser and Treasurer.
- January: Assessment date for the tax year in many Kansas counties. Market changes after this point generally show up next year.
- Winter to spring: The county completes valuations and mails valuation notices that explain your market value and any change from the prior year.
- Spring: The informal review and appeal window opens after notices are mailed. Filing deadlines are strict and tied to the notice date or a statutory cutoff.
- Late spring to summer: Local taxing bodies finalize budgets and mill levies. The county certifies these levies.
- Fall: The county treasurer mails property tax statements for the year.
- Payment windows: Many Kansas counties allow two installments. The first installment is commonly due in December. The second installment is commonly due in late spring, often around May. Always verify the Johnson County schedule before you plan payments.
Notices and appeals in spring
When your valuation notice arrives, read it right away. If the value looks high, contact the Johnson County Appraiser for an informal review. Ask which comparable sales were used and request an explanation of adjustments.
If you still disagree, you can file a formal protest. You will need to follow the county’s instructions and deadlines. Prepare evidence such as recent comparable sales, photos that show condition issues, and any inspection reports or measurements that correct square footage or acreage. Keep written records of everything you submit. Results vary by case, so start early and stay organized.
Tax bills, payments, and penalties
Expect your annual tax statement in the fall. Many Kansas counties split the bill into two installments. If you choose installments, you must pay each by the county’s due dates to avoid penalties and interest. Missing an installment can trigger fees and may put the account into delinquency.
Unpaid taxes accrue penalties and interest under Kansas law. Extended nonpayment can lead to collection actions and, in severe cases, tax sale or foreclosure. If you are unsure about a balance, ask the Johnson County Treasurer for the most current amount due. If a lender escrows your taxes, the lender typically pays the bill on your behalf from the escrow account.
How taxes interact with your mortgage
Most lenders collect property taxes with your monthly mortgage payment through an escrow account. At closing, lenders usually require a reserve to fund that escrow. Your monthly mortgage payment then includes principal, interest, taxes, and often insurance.
If you prefer to handle taxes yourself and your loan allows it, you can pay the Treasurer directly in person, by mail, or online if available. Credit and debit payments may include processing fees. Confirm accepted payment methods with the Treasurer before the due date.
Buyer and seller checklist at closing
Property taxes matter at the closing table. Use this checklist to avoid surprises.
- Before listing or offering: Request the last two to three years of tax bills and proof of payment. Confirm which taxing jurisdictions apply to the property and whether any special assessments exist.
- During due diligence: Review the current valuation notice and compare it to recent local sales. If the value seems off, start an informal review with the Appraiser promptly.
- Before closing: Have your title company obtain a current tax certificate or payoff from the Treasurer. Confirm how taxes will be prorated and whether the buyer’s lender will escrow taxes.
- On new construction or changing assessments: If bills are not yet issued for the year, prorations often use last year’s taxes or an agreed estimate. Confirm the method in writing.
- After closing: Update the mailing address and ownership records with both the Johnson County Appraiser and the Treasurer so future notices reach you. If you qualify for any relief program, apply as soon as possible.
How prorations work in Southwind
Taxes are typically prorated between the seller and buyer based on how long each owned the property during the tax period. If the seller has already paid the full year, the buyer usually reimburses the seller for the period after closing. If the seller has not paid, the seller usually gives the buyer a credit for the seller’s share and the buyer pays the bill when due.
For an accurate figure, always rely on the latest tax statement or a tax certificate from the Treasurer. Your title company will calculate prorations and reflect them on the closing statement. If a loan is involved, the lender may also collect an escrow cushion to keep the account current through the next billing cycle.
Exemptions and relief to explore
Some homeowners may qualify for tax relief programs. Common categories include homestead or homeowner refunds, and programs for seniors, disabled persons, or veterans. Eligibility varies and programs can change from year to year.
Applications often go through the county or the Kansas Department of Revenue. Some programs reduce assessed value while others provide refunds or credits after you pay. Review the rules early so you can meet any application deadline and documentation requirements.
Southwind quick reference
Southwind is within Overland Park in Johnson County. Your property tax bill may include several line items because more than one taxing jurisdiction can apply. It is normal to see city, county, school district, and special district entries on a single bill.
If you are comparing homes within Southwind, remember that taxes reflect both market value and the mix of levies. Two similar homes can have different totals if they fall under different districts or special assessments. When in doubt, ask your agent or title company to pull the most recent tax statement for the specific parcel.
Where to verify current-year dates
Because county schedules can change, verify these items each year before you plan payments or appeals:
- When valuation notices will be mailed
- Deadline for informal reviews and formal protests
- When tax statements will be mailed
- First and second installment due dates and penalty rules
To confirm, contact the Johnson County Appraiser for valuation and appeals guidance and the Johnson County Treasurer for billing, payment, and delinquency information. The Kansas Department of Revenue provides statewide rules and program details. You can also check the Johnson County Clerk or Commission agendas for levy certifications and meeting schedules, and Overland Park’s city pages for any local assessments or fees.
Final thoughts
A simple calendar and a short checklist can make tax season predictable, whether you are staying in your Southwind home or closing on a move. Review your valuation notice quickly, speak up if something looks off, and confirm payment windows early so escrow accounts and closing statements stay clean. If you need help aligning tax timelines with your buying or selling plans, our team is here to guide you through a smooth process.
Talk with the local advisors at RE/MAX ONE to map your next move and get your free home valuation. Get Your Free Home Valuation.
FAQs
When do Johnson County valuation notices arrive each year?
- Valuation notices are typically mailed in the winter to spring period. Exact dates can change, so confirm the current-year mailing schedule with the Johnson County Appraiser.
How long do I have to protest my property value in Southwind?
- The appeal window opens after notices are mailed and has strict deadlines tied to the notice or a statutory date. Contact the Johnson County Appraiser promptly for the exact timeline and required forms.
When are Johnson County property tax payments due?
- Many Kansas counties allow two installments, commonly in December and again in late spring such as May. Verify the current Johnson County Treasurer schedule each year before you plan payments.
How are property taxes prorated at a Southwind closing?
- Taxes are usually split based on how long each party owned the property during the tax period. Your title company will calculate prorations using the latest tax statement or a tax certificate.
Will my sale price change my tax bill right away?
- Sales after the assessment date typically affect the next year’s valuation. The county uses a fixed assessment date to set value for the current year, so timing matters.
What tax relief programs should I review in Johnson County?
- Look into homestead or homeowner refunds and programs for seniors, disabled persons, or veterans. Check county and Kansas Department of Revenue guidance for eligibility and application deadlines.
What if property taxes are unpaid at closing in Overland Park?
- Unpaid taxes are addressed on the closing statement. The seller usually gives the buyer a credit for the seller’s share, and the buyer pays the bill when due. Title companies often require taxes be brought current.
Where can I find a property’s tax history for a Southwind home?
- Ask your agent or title company for the last two to three years of tax statements and payment history, or request a tax certificate from the Johnson County Treasurer for the most current information.
