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County appraiser briefs commissioners on assessed vs. appraised values; possible state cap on increases discussed
Summary
Polly Hackethorn reviewed 2023–24 appraised and assessed property values and explained exemption categories; commissioners discussed a possible statewide ballot measure to cap property tax increases (3% cap or rolling average) and budget implications.
Polly Hackethorn presented a review of Atchison County property type values and assessed-versus-appraised figures during the Jan. 28 meeting, describing classification differences (residential, farm, commercial, vacant, not-for-profit and exempt) and the effect on assessed value calculations.
Hackethorn explained appraised value equals market value and assessed value is the appraised amount multiplied by statutory assessment rates (for example, residential and farm home sites at 11.5 percent; commercial at 25 percent; vacant at 12 percent). She clarified exempt values (municipalities, schools, hospital and other properties granted exemption) remain on the county’s valuation roll as non-taxable appraised value, which affects the tax base available to be allocated to taxable parcels.
Commissioners and staff discussed pending state-level proposals referenced by Hackethorn that could limit annual valuation increases. Hackethorn said county representatives expect a 3 percent cap could be placed on the ballot in November or that legislators might adopt an 8-year rolling average mechanism similar to agricultural land valuation averaging. She cautioned that implementing a cap statewide would necessitate new software fields and historical tracking and could complicate county budgeting because a ballot measure in November would need to be implemented quickly if approved.
Why it matters: Changes to statewide valuation rules or caps would affect county revenues, mill levies and budgeting; commissioners discussed the need to plan for scenarios that could reduce available property tax revenue and to increase public education ahead of any vote.
What staff said: Hackethorn recommended the commission and staff keep monitoring legislative developments, and finance director Mark Zeltner discussed implications for the 2026 budget and the need to model scenarios under different valuation/cap rules.
Ending: Commissioners directed staff to stay informed about legislative changes and to incorporate potential valuation limitations into upcoming budget planning.
