Archive for category: General Information

By Katy True, Operations Manager at Swartz and Associates

Once again, the Overland Park Convention Center transformed into a winter wonderland for the Kansas City Holiday Boutique last week. For me and my friends, this event has become more than just shopping, it’s a tradition we look forward to every year.

We kick things off with lunch at a local spot (because let’s be honest, no one wants to shop while hangry). With full bellies and plenty of energy, we spread out the map like seasoned strategists, plotting our path through the maze of more than 320 vendors. Trust me, without a plan, it’s easy to get swept away in the sparkle and lose track of time.

320+ Vendors and 40,000 Shoppers!

And we weren’t alone. During the five-day event, more than 40,000 shoppers poured in to browse, buy, and soak up the festive atmosphere. Of course, no large event is complete without the dilemma of parking. With thousands of people attending, parking spaces can be scarce. Luckily, my friends and I have a secret weapon – the Swartz & Associates office sits just half a block away from the convention center. Thanks to local business parking passes, we can snag a spot without worry. On this day, I happily trade my office chair for shopping bags, using my parking pass to enjoy the boutique stress-free.

This year brought something extra special: the next generation of shoppers joined us. A few of my friends’ daughters tagged along, adding fresh excitement to our tradition. Watching them discover the joy of the boutique reminds us why we keep coming back – it’s not just about the shopping, it’s about the memories we make together.

So here’s to another year of holiday sparkle, laughter, and perfectly planned shopping routes. The Kansas City Holiday Boutique never disappoints, and I can’t wait to see what treasures and traditions next year brings.

By Donald Swartz, President

Each year, I host a planning meeting for my employees of Swartz & Associates (“SAI”) as well as Indurante & Associates. (“Indurante”) These meetings are conducted separately from each other and provide an opportunity for employees to express their opinions on the respective businesses. For both companies, the planning meetings have evolved, with base roots in the classic “SWOT” analysis (Strengths, Weaknesses, Opportunities and Threats) to market strategizing of taking an idea and turning into an action.

Entering our 12^th appeal season for SAI and my 8^th year as owner of Indurante, the meetings have become very interactive with no shortage of opinions and ideas to move forward.

Employee Perspectives

I appreciate the employees’ perspectives on the operation of business as well as “state of the industry”. We are a niche service business; Indurante being extremely niche oriented. Having experienced employees who can comfortably express their ideas is important. And being part of creating the plan to continue to serve the needs of our clients allows everyone to feel they are contributing to make a positive difference.

We typically go off site for our meetings, providing an opportunity to think and create in a different space, rather than the usual conference room at the usual place of business. I have found this really changes the flow and is the best way to mix things up to get the creative thinking going.

New Challenges, New Opportunities

While each year has its challenges, this coming year could provide our toughest test.

For Indurante, three significant clients have indicated they are being acquired by another entity or are facing bankruptcy proceedings. For Swartz, the timeline to achieve reductions for our clients continues to lengthen as the court proceedings in several states are now two years delayed from the initial year an appeal was filed.

In both situations we must be proactive  – whether it is discussing Indurante’s services to the new companies or working with the various jurisdictions to resolve our valuations disputes, we must continue to look ahead without fear and build excitement for the opportunities that lie ahead.

We will remain diligent in servicing our customers, always working in the client’s best interests even if that means a longer period to achieve the resolution. It is comforting to know our employees have the necessary experience and knowledge to react accordingly and offer suggestions/ideas that will make us stronger and better in 2026.

Our planning meetings allow a “recharge” of our personal batteries to tackle 2026 and beyond and I believe tremendous opportunities await. I look forward to sharing our successes in 2026!

Swartz + Associates, Inc. (SAI) is a full service property tax firm specializing in the review, analysis and appeals of real and business personal property tax valuations. If you need help with your property taxes, give us a call!

By Keith Sherman, Business Development at Swartz and Associates

You’ve heard the saying: “Nothing is certain but death and taxes.” It’s a phrase that’s been passed down for generations, and for good reason. It reminds us that no matter how many choices we have, some outcomes are fixed. But if you’re reading this, good news—you’ve dodged one of the two for today.

After four decades helping people and brands sell everything from ideas to products as a marketing and advertising professional, I’ve pivoted to a new chapter: property taxes. Yes, really.

Today, I work with Swartz + Associates, a full-service property tax firm specializing in the review, analysis, and appeal of real and business personal property valuations. In plain terms? We help commercial property owners and investors ensure they’re paying only their fair share—and not a penny more.

From “Nice to Have” to “Gotta Have”

In my marketing days, I saw budgets slashed more times than I can count. Marketing was often treated as a “nice to have,” even when it was the heartbeat of growth. (Spoiler: it still is.) But property taxes? They were always a “gotta have.” For many businesses, they ranked as the second or third largest expense—non-negotiable, unavoidable, and often overlooked.

Funny how life works. I spent years in a field full of uncertainty, only to land in one defined by certainty. But don’t let the grayscale fool you—this isn’t a dull pivot. The relationships, the strategy, the advocacy? All still intact. What’s changed is the impact: helping companies uncover hidden savings in a place they rarely look.

Why It Matters

Your organization’s buildings and equipment may not be properly valued. That misvaluation could be costing you—quietly, consistently, and unnecessarily. Our team at Swartz + Associates has a strong track record of reducing costs across the U.S. in this “gotta have” category. And as someone who’s studied consumer behavior for a lifetime, I can tell you: companies love saving money. Especially when it’s done right.

So yes, death and taxes may be certain. But overpaying on property taxes? That’s optional. Let’s talk.

Swartz + Associates, Inc. (SAI) is a full service property tax firm specializing in the review, analysis and appeals of real and business personal property tax valuations. If you need help with your property taxes, give us a call!

By David Swartz, Business Development at Swartz and Associates

We recently traveled to Rome and Greece, where the examination of antiquities over 3,000 years old was incredible, awe inspiring, and informative.

Pompeii was especially striking as a once vibrant city buried under 50 or more feet of volcanic ash in 79 CE, only to be rediscovered by a farmer digging for wells in the mid-1800s. Scenes of everyday life and commerce were well preserved for us to contemplate today and consider how similar this society’s use of space and community remain very familiar –including a “beware of dog” mosaic outside a home.

What will the legacy of our society look like 2,000 years into the future?

In the future, will technology redefine our workspaces and shopping experience? Will communities still gather in public spaces to share news of the day; will entertainment be tailored and enjoyed individually; or will arenas and theaters still be important destinations to jointly share entertainment experiences?

While near term growth may appear stagnant, we can look at history and be guided by a principle that reimagining how buildings can be used and working together to solve challenges creates opportunities for advancement.

Ad Valorem

Interestingly, the Latin phrase Ad Valorem still is used today to arrive at assessed tax valuations. The Romans created a property tax system based on wealth in land, livestock and other assets. You can be sure we will stay on top of current industry trends and celebrate the creative thinkers who challenge us to explore what is next and defend the proper value of those assets.

Swartz + Associates, Inc. (SAI) is a full service property tax firm specializing in the review, analysis and appeals of real and business personal property tax valuations. If you need help with your property taxes, give us a call!

By Eric Owens, Director at Swartz and Associates

As a property tax consultant working with commercial owners across Kansas, I’ve seen firsthand how inflated county valuations can wreak havoc on operating budgets. Whether you own retail centers, office buildings, industrial sites, or multifamily assets, an overstated valuation means one thing: you’re paying more than your fair share in property taxes.

The good news? Kansas gives you the right to challenge those numbers — and if you come prepared, you can make a strong case for relief.

Why Valuations Go Off Track

County appraisers are tasked with valuing thousands of properties each year, often relying on mass appraisal techniques that don’t reflect the nuances of your asset. Common issues we see:

• Income assumptions divorced from reality — especially for properties with below-market rents or high vacancy.
• Sales comps that ignore location, condition, or lease structure.
• Cost approaches that miss deferred maintenance or functional obsolescence.

If your valuation doesn’t reflect how your property actually performs, it’s time to act.

Your Two Paths to Appeal

Kansas offers two formal routes:

• Route 1 – file an appeal after you receive your valuation notice in the spring time.
• Route 2 – file a Payment Under Protest (PUP) with you property taxes in late fall.

You can’t file both in the same year for the same property, so choose based on timing and strategy.

What You’ll Need to Win

For income-producing properties, Kansas law requires three years of income and expense data to rebut the county’s presumption of accuracy. We always recommend going further:

• Rent rolls and lease abstracts.
• Capital expenditures and deferred maintenance logs.
• Market comps and broker opinions.
• Vacancy trends and absorption data.
• Appraisals (if available).

The stronger your documentation, the more leverage you have.

How the Process Works

1. File your appeal — either in response to the spring notice (Equalization) or when paying your tax bill (PUP).
2. Attend the informal meeting — this is your chance to present your case to the county appraiser’s office. Be concise, data-driven, and professional.
3. Escalate if needed — if the county doesn’t budge, you can appeal to the Kansas Board of Tax Appeals (BOTA). This step may require legal or valuation support, especially for complex assets.

Consultant Tips for Success

• Normalize earnings — strip out one-time expenses or lease anomalies.
• Benchmark aggressively — use industry data to support your assumptions.
• Model scenarios — show how different valuation methods yield more accurate results.
• Stay organized — counties respond better to clean, well-supported packets.

Final Thoughts

Protesting your valuation isn’t just about saving money — it’s about defending the integrity of your investment. As a property tax consultant, we have helped clients reduce assessments by presenting the right data, at the right time, in the right way.

If you’re unsure where to start, or want a second set of eyes on your valuation, reach out. Whether it’s a quick review or a full appeal strategy, we are here to help.

Swartz + Associates, Inc. (SAI) is a full service property tax firm specializing in the review, analysis and appeals of real and business personal property tax valuations. If you need help with your property taxes, give us a call!