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County appraiser reports midyear sales ratio study: residential median ratio near 94%
Summary
Leavenworth County appraiser reviewed a midyear sales ratio study from the Kansas Department of Revenue Property Valuation Division showing a residential median ratio of 93.71% and low coefficient of dispersion; commercial statistics were less certain due to a small sample of sales.
Bob Weber, Leavenworth County appraiser, briefed the board on the state’s midyear sales ratio study and the county’s compliance with valuation standards.
Weber said the midyear residential median ratio was 93.71%, with a 95% confidence interval of 92.43% to 94.55%. The study’s coefficient of dispersion (COD) for residential values was 9.24% (the county’s target is under 20% and smaller counties often use a 15% benchmark), which Weber described as a “tight” dispersion indicating consistent valuation across price ranges.
For commercial properties Weber reported a median ratio of 92.7% but stressed that commercial statistics are less reliable because the county had only 11 verified commercial sales in the period, producing a wide confidence interval and a higher COD (reported in the presentation as about 21.68%). He said staff can appeal some commercial sales entries where the state’s sale records allocated price to business personal property rather than real estate.
Weber also reported that vacant lot ratios were at about 84.71% and agricultural land values (ag‑only) were low relative to market, at roughly 68% (0.68), a pattern he attributed to classification as agricultural use which reduces assessed value compared with developed home sites.
On process and authority, Weber emphasized that county appraisers follow appraisal standards and the Property Valuation Division rules under the Kansas Department of Revenue and cannot arbitrarily change methods or statewide standards. He told commissioners the department now sends the midyear report directly to commissioners to give an early heads‑up about any potential compliance concerns.
Commissioners asked about classification of short‑term rentals. Weber said the county does not maintain a separate registry of Airbnb listings but—under state law as explained—properties used as short‑term rentals with five bedrooms or fewer are classified as residential for valuation purposes.
Why it matters: Sales ratio studies are used to confirm that assessed values align with market values across neighborhoods and property types. Weber said the county was within the state’s residential range and procedural compliance areas but noted specific categories (commercial, vacant lots, ag land) where the sample or classification caused greater variance and potential appeals.
Next steps: Weber said additional sales will be included in the full study later in the year; commercial sales that appear mis‑classified will be researched and appealed where warranted.
