County appraiser outlines 2025 valuation process, sales window and appeal deadlines

Michael Plank, Reno County appraiser, briefed the Board of Commissioners on how the county determines property values, the sales window used for 2025 valuations and the appeal process available to taxpayers.

Plank emphasized that county appraisers follow state statutes and mass appraisal standards. For 2025 valuations the office used three years of sales data (2022–2024) and the statutorily mandated valuation date of January 1. He said residential values rely primarily on comparable sales, while cost and income approaches are used where appropriate.

Plank told the commission that 2024 sales activity pushed 2025 valuations higher in some areas because recent higher sales replaced 2021 sales in the three‑year study window. He noted Reno County continued to operate with low housing inventory (about two months’ supply) and that 86% of validated 2024 open‑market sales occurred above the office’s prior valuations.

Plank explained the inspection cycle (statute requires a minimum of a six‑year cycle/17% field inspection), that permit activity and validated sales trigger reviews, and that property owners may appeal valuations. Annual notices will be mailed on Feb. 28 and values should be available online by March 3; the statutory appeal deadline for informal and formal protests is 5 p.m. Monday, March 31. He also noted tax relief programs are administered separately and that appeals on taxes may be pursued by payment under protest at year end.

Ending: Plank offered outreach opportunities and local presentations and encouraged property owners with valuation questions to contact the appraiser’s office before filing an appeal.