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PVD director: Kansas uses one appraisal platform in 105 counties; state sales-ratio study shows residential medians below 90%
Summary
Bob Kent, director of the Division of Property Valuation, told the committee the state uses Tyler Technologies' Assessment & TaxPro (Canvas) in most counties, described how the system supports mass appraisal and appraisal guides, and reported the 2024 statewide residential median ratio at 86.8%.
Bob Kent, director of the Division of Property Valuation (PVD), told the committee Kansas counties largely use a single assessment platform (Assessment & TaxPro) and that the system incorporates Marshall & Swift cost data and standardized property-record cards and work sheets that PVD provides to counties.
Kent said the state’s common software and PVD guidance give Kansas “a big head start on uniformity,” but added that achieving uniform results still requires significant appraisal judgment. He described the three appraisal approaches (cost, sales-comparison, income) and how the software produces cost and comp worksheets and property record cards that appraisers use in reconciliations.
Kent reviewed PVD’s oversight duties: publishing the annual sales‑ratio study, monitoring counties for substantial compliance, providing appraisal directives and guides (oil & gas, grain elevators, feedlots, affordable housing), and offering extensive education (roughly 70 classes a year). He said PVD requires compliance with USPAP and issues appraisal directives that direct county appraisers’ methods.
On statewide appraisal performance, Kent said the 2024 sales-ratio study reported a statewide residential median ratio of 86.8% (PVD’s target range is 90–110%). He noted that 46 counties (about 43.8%) had residential median ratios of 90% or greater, while 59 counties (about 56.2%) were below 90% — a point he said explains some taxpayer concerns about residential appraisals.
Kent described appeal procedures and informal hearings under K.S.A. 79‑14‑48; he said taxpayers may request property-record cards, comp sheets and appraisal worksheets and that counties must provide appraisal data used to support values. He also discussed “extraordinary assumptions” used when appraisers cannot inspect interiors and urged cautious use of third‑party interior data (MLS photos, etc.).
Kent and committee members discussed small and rural counties’ challenges (limited comparable sales, multi-county appraisers or shared services) and how PVD provides training and directives to promote greater uniformity.
