Osage County asks state Property Valuation Division for help as appraisal office faces staffing gap

Osage County commissioners on Oct. 21 accepted an offer from the state Property Valuation Division (PVD) to come to the county and help with valuation analysis as the county’s appraisal office works to meet an early-November deadline and prepare for a potential appraiser vacancy on Jan. 1, 2026.

The state PVD representative said, “Our first major deadline is coming up on November 3,” and urged the county to get sales and land-analysis material ready for state review to avoid a backlog, commissioners and county staff said. County officials agreed to ask the PVD to provide on-site analysis support and to supply a list of certified appraisers the county can contact.

Why it matters: The appraisal office manages the valuation work that feeds tax notices, appeals and the county’s March 1 valuation cycle. Commissioners and county staff said they are concerned that the current interim appraisal arrangement cannot be extended past Jan. 1 and that missing valuation work would create tasks the county could not finish during the tax cycle.

What commissioners discussed and decided - Deadline and state help: County staff and state PVD officials told the Commission the immediate priority is completing residential land analysis, multiplier studies and sales submissions required by Nov. 3 so the county does not fall behind. Commissioners asked the PVD to come to Osage County to perform or help perform that analysis and to report back on progress. - Interim appointment limits: PVD staff told the Commission an interim appointment cannot be renewed past the statutory limit into the new year; commissioners were told the county must have a certified appraiser in place by Jan. 1 or contract with an outside appraiser or firm that can perform the duties. - Contract vs. appointment: PVD staff cautioned that contracting for appraisal services or appointing a county appraiser raises similar obligations; contracting can be a temporary stopgap but requires careful oversight. Commissioners said they prefer to seek a short-term contractor or qualified appraiser while conducting a thorough RFP and hiring process rather than rush a permanent appointment. - Next steps assigned: The county asked the PVD to come down and help meet the Nov. 3 analysis deadline and to provide the list of approved/certified appraisers. County staff later agreed to circulate that list and pursue outreach and an RFP if needed.

Quotes from the meeting - “Our first major deadline is coming up on November 3,” a PVD official said during the call, urging quick action on the residential analysis and sales submissions. - “We can appoint or we can help with a contract, but we don’t have the staffing to run the county long term,” a PVD representative said, describing the state’s capacity and the trade-offs of different stopgap approaches.

What remains unresolved: Commissioners did not vote on a permanent appointment or contract at the meeting. They directed staff to accept PVD assistance, to compile candidate/appraiser lists and to return with a schedule for contracting or hiring before Jan. 1, 2026.

Context and background: County staff said the current interim appraiser appointment will exceed the allowable interim timeframe at the end of the year. The PVD noted that the valuation calendar (sales and multiplier analysis in November; final values and notices by March 1) makes immediate progress necessary to avoid cascading delays in appeals and tax statements.

A follow-up: Commissioners asked county staff to update the board after the PVD visit and to begin preparing procurement language so the county can advertise for appraisers if a long-term appointment or contract becomes necessary.