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Updated 2025 Tax Year

Miami County
Property Tax Guide

Everything you need to know about property taxes in Miami County, KS. Rates, due dates, exemptions, and how it affects your monthly payment.

10 Official Sources
8 min read
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Tax Rate
Varies by location due to multiple taxing jurisdictions (county, school districts, cities, special districts)
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Section 1

How Property Tax Works

Miami County, Kansas operates under the state's property tax system to fund essential local services including schools, public safety, infrastructure, and county operations. Property taxes are calculated based on the assessed value of real estate, which is determined at 11.5% of the property's appraised market value as established by the Miami County Appraiser's Office. The county conducts property reappraisals on a regular cycle to maintain current valuations.

The effective property tax rate in Miami County varies significantly by location within the county due to multiple overlapping taxing jurisdictions. Property owners pay taxes to the county, school districts, cities (if applicable), and various special districts such as fire departments, libraries, and township services. Based on recent data, property owners can expect total tax rates ranging from approximately 2.5% to 3.5% of assessed value, though rates for the 2025 tax year are expected to increase by approximately 6% over the previous year. The exact rate depends on which combination of taxing districts serve your specific property location.

Section 2

What Makes Up Your Tax Bill

ComponentEstimated Rate RangeDescription
County General0.8% - 1.2%County operations, roads, courthouse, sheriff
School Districts1.2% - 1.8%Local school district operations and facilities
City/Municipality0.3% - 0.8%Municipal services (varies by city, if applicable)
Fire Districts0.1% - 0.3%Fire protection and emergency services
Library Districts0.05% - 0.15%Public library operations
Township0.02% - 0.1%Township road maintenance and services
Total Estimated Range2.5% - 3.5%Combined rate varies by property location

Note: These rates apply to the 2025 levy year and are estimates based on available data. Final rates have not been certified. Actual rates vary significantly based on which specific taxing districts serve your property address. Contact the Miami County Clerk's office at (913) 294-9523 for your property's exact tax bill breakdown.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Miami County, property taxes are due in two installments:

Pro tip: If you pay through mortgage escrow, your lender splits these payments across your monthly mortgage. If you pay directly, set calendar reminders to avoid late penalties.
Section 4

Supplemental Tax Bills

Supplemental taxes in Miami County are additional property tax bills issued when there are mid-year changes to a property's assessed value. Common triggers include new construction completion, property improvements, ownership transfers that reveal unreported improvements, or corrections to previous assessments. The Miami County Appraiser's Office issues supplemental assessments when these changes are discovered or reported.

Supplemental taxes are calculated by applying the current tax rate to the difference between the new assessed value and the previous assessed value, prorated for the portion of the tax year remaining. For example, if a $50,000 home addition is completed and assessed in July (6 months into the tax year), you would owe taxes on 50% of that additional assessed value for that tax year. The supplemental tax bill is due within 45 days of issuance and cannot be paid in installments like regular property taxes.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (11.5%): $34,500
  • Estimated Tax Rate: 2.8%
  • Annual Property Tax: $966
  • Monthly Escrow: $81

Example 2: $600,000 Home with Homestead Credit

  • Market Value: $600,000
  • Assessed Value (11.5%): $69,000
  • Less: Homestead Credit (caps assessment increases): Varies by qualification
  • Net Taxable Assessment: ~$65,000 (example after credit)
  • Estimated Tax Rate: 3.1%
  • Annual Property Tax: $2,015
  • Monthly Escrow: $168

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (11.5%): $115,000
  • Estimated Tax Rate: 3.2%
  • Annual Property Tax: $3,680
  • Monthly Escrow: $307

Note: Homestead and other tax credits require annual application and are not automatic. Credits reduce your final tax bill, while exemptions reduce assessed value. Contact the Miami County Appraiser at (913) 294-9602 for available programs and application requirements.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Miami County require property tax escrow accounts to ensure timely payment of property taxes. Your lender collects 1/12 of your estimated annual property tax bill each month along with your mortgage payment. The lender maintains these funds in an escrow account and pays your property taxes directly to Miami County when due on December 22nd.

Lenders typically review escrow accounts annually and may adjust monthly payments based on actual tax bills and account balances. If your property taxes increase, expect your monthly mortgage payment to rise accordingly. You'll receive an annual escrow statement showing all deposits, payments, and any surplus or shortage. Property owners can verify their tax payments by checking with the Miami County Treasurer's office or accessing online payment records. If you pay taxes directly without escrow, ensure payments are made by December 22nd to avoid penalties and interest charges.

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Section 6

Frequently Asked Questions

Q: When are property taxes due in Miami County for 2025? A: Property taxes are due December 22, 2025. You can pay in full by this date or make the first installment payment. If paying in two installments, both the first and second installments are due by December 22, 2025.

Q: What tax credits are available and do I need to apply? A: Miami County offers various tax credits that require annual application, including homestead credits for primary residences and disabled veteran credits. These credits reduce your tax bill amount, not your assessed value. Contact the Miami County Appraiser's office at (913) 294-9602 for available programs, eligibility requirements, and application deadlines. Most applications are due by April 1st annually.

Q: How does the homestead credit work? A: The homestead credit doesn't reduce your home's market value but instead caps the annual increase in your home's assessed value for tax purposes, typically to 10% or less per year. This protects longtime homeowners from dramatic tax increases due to rising property values. You must apply annually and the property must be your primary residence.

Q: How often are properties reassessed in Miami County? A: Miami County conducts systematic reappraisals on a regular cycle, typically every 4-6 years, though the county appraiser may adjust individual property values more frequently based on sales data, improvements, or market conditions. You'll receive notice before any significant assessment changes.

Q: Can I appeal my property assessment? A: Yes, property owners can appeal their assessed value through the Miami County Board of Equalization. Appeals must typically be filed within 30 days of receiving your assessment notice. Contact the Miami County Appraiser's office for appeal forms and procedures.

Q: What happens if I pay my property taxes late? A: Late payments incur interest and penalty charges. Interest accrues monthly on unpaid balances, and additional penalties may apply for significantly delinquent accounts. Properties with unpaid taxes may eventually face tax sale proceedings.

Q: Can I pay my property taxes online? A: Contact the Miami County Treasurer's office at (913) 294-4321 to inquire about online payment options and accepted payment methods. Many Kansas counties offer online payment portals for property taxes.

Q: Why do my taxes vary from my neighbor's even though our homes are similar? A: Tax bills can vary due to different assessed values, varying special district taxes (fire, library, school districts), different tax credits applied, or properties being located in different taxing jurisdictions within Miami County. Even properties on the same street may be served by different special districts.

Verified Sources

Backed by 10 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

01
Tax Doc
Understand Your Taxes | Louisburg, KS - Official Websitelouisburgkansas.gov
02
Residen al Appraisal Tes mony Jennifer Williams ...kslegislature.gov
03
County
Miami County 2025 | Municipal Budgetsadmin.ks.gov
04
State
Real Estate & Personal Property Taxmiamicountyks.gov
05
County
Annual Calendar | Miami County, KS - Official Websitemiamicountyks.gov
06
County
County Treasurer | Miami County, KS - Official Websitemiamicountyks.gov
07
County
Meeting of July 1, 2003 - Miami County, KSmiamicountyks.gov
08
Download Bill Status CSVkslegislature.gov
09
Kansas Homestead Refund Programsksrevenue.gov
10
SUPPLEMENTAL NOTE ON SENATE BILL NO. 252kslegislature.gov
All sources verified as of 2025 Tax Year

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