Archive for category: General Information

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!

By Katy True, Operations Manager at Swartz and Associates

The Early Days: File Folders and Microsoft Access

When I joined Swartz + Associates, shortly after the firm launched, my role was clear: manage internal operations so our analysts could focus on appeals, appraisals, and hearings. Back then, we relied on a Microsoft Access database—functional, yes, but limited in flexibility. And let’s not forget the literal stacks of folders and the old lateral filing cabinets inundated with paper. That was 2015.

Building Our Own System: Proprietary Software with Purpose

The work we do is fairly complicated. We knew we needed more than an off-the-shelf solution to manage our processes, so we created our own proprietary, web-based client management system. It tracks everything—client contact information, year-by-year assessment values, deadlines, hearings, and outcomes. It also generates custom reports that give our management and clients clarity across dozens or even hundreds of properties. We enhance the program regularly to keep improving the quality of the information.

The Team That Works Together

We’re small, but mighty. We celebrated our 2,000th client this year! We recognize that each department plays a significant role in ensuring our success. And our software system is an integral part of our individual jobs.

• Analysts work closely with clients to interpret property data, analyze each property to determine if an appeal is warranted, prepare tailored appeal packages, track notes and conversations, and advocate for fair valuations with hundreds of assessors nation-wide by attending hearings and conferences.
• Operations research property values and track data, like square footage and acreage for every parcel (we had 1,000 in Missouri alone!), monitor deadlines for hundreds of jurisdictions, produce reports, and keep all the systems humming.
• Marketing builds bridges – creating new connections, cultivating long-term relationships, and driving growth through trust and strategic engagement.
• Leadership invests in tools, provides guidance with a wealth of knowledge, and trusts the team to execute but remains hands-on in day-to-day operations.

Everyone knows their lane, but we’re constantly cross-checking, sharing insights, and refining processes.

Why It Matters

Just like any thriving business, effective data management through smart software is essential. Our custom-built system empowers our team, streamlines operations, and drives meaningful results for our clients. Reflecting on our journey—from paper file folders to a fully tailored digital solution—we’re proud of how far we’ve come!

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

Most Iowans know RAGBRAI, but for those uninitiated the acronym represents the Des Moines Register’s Great Bike Ride Across Iowa – a 400 plus mile rolling party of 20,000 bicyclists stopping at delightful Iowa towns and sights for the entire week.

This was the 52^nd incredible year of the ride, and my earliest memories of the event began in the backroom of my father’s toy store where I assembled bicycles.  Our store was one of the few places in Des Moines one could purchase a high end 10-speed bike in the early seventies, and I was a fourteen-year-old transfixed by RAGBRAI stories of our real bike mechanic, Bobby, who rode in those early years.

I have since joined a few RAGBRAIs – taking the wimpy approach of choosing short and flat one-day routes near my home.  This year provided an ideal opportunity to satisfy my goals, and I easily convinced friends to join in the fun. While I can’t report on the pure joy one must feel when completing a week’s worth of riding and overnights, I can provide these simple observations which are core to my personality and life tenets:

• Find a way to stand out – My unique bike jersey opened many interesting conversations with total strangers.
• Be curious – there are so many other interesting people to learn about.
• Take the long view – looking ahead and seeing bicyclists as far as you can see helps give perspective that you aren’t alone.
• Preparation – 40-mile rides still demand training and proper equipment.
• Be open to new experiences and ideas – Something new and unexpected may be just around the turn.
• Celebrate your accomplishments – finishing our ride and sharing our memories was joyful.

RAGBRAI – thank you for another great experience!

By Eric Owens, Director at Swartz and Associates

We have a few goals for telling stories on our company blog. We want to explain what we do. We also want to talk about the work we do with our clients. And of course, we like to mix in a personal story from time to time. This is one of those personal stories.

On the evening of July 22nd, my wife and I joined fellow Missouri State alumni to celebrate a major moment in our university’s athletic journey. The event, hosted at the iconic Boulevard Brewery in Kansas City, marked Missouri State’s transition from the Missouri Valley Conference to Conference USA.

This milestone will elevate Missouri State’s football program from Division I FCS (Football Championship Subdivision) to Division I FBS (Football Bowl Subdivision), bringing in tougher competition and increasing national visibility for the university.

We enjoyed engaging updates from President Biff Williams, who shared exciting university developments, and Athletic Director Patrick Ransdell, who offered thoughtful insight into both the opportunities and challenges of switching conferences. One of my favorite moments? Chatting with Head Basketball Coach Cuonzo Martin—and yes, I couldn’t resist asking him for tips on coaching my son’s 5th grade basketball team! 😊

Looking ahead, the Bears face a tough football schedule.

They’ll kick off the season on August 30th against the USC Trojans at the historic Memorial Coliseum in Los Angeles, followed by a home matchup against the SMU Mustangs on September 13th. My family will be heading to Springfield for that one, and it will be a house divided as my wife is a proud SMU alum!

Needless to say, I’m excited about the move to Conference USA and optimistic about the future of Missouri State athletics.

Go Bears!

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 Deb Bartnett, Client Research Specialist at Swartz and Associates

My husband, Mark, and I got the opportunity to experience one of Kansas City’s top charitable events recently! Jazzoo is the Kansas City Zoo’s largest annual fundraising gala —an event with locally sourced food, drinks, and live entertainment—to benefit the Kansas City Zoo & Aquarium. The event was founded in 1990 by the Junior League of Kansas City and has raised over $12 million to date. Funds raised support feeding nearly 10,000 animals cared for by the zoo and educational programs impacting over 228,000 local participants annually.

There were about 5,000 attendees this year!

There were tempting bites from nearly 100 local restaurants and caterers plus some tasty cocktails. Restaurants from all over the city participated, offering a huge variety of food styles – and in turn, they gained valuable exposure to new customers who might not have tried their dishes otherwise. Live music is plentiful at the event, offering a broad array of musical styles. No matter where you walked, live music could be enjoyed, and dance areas were set up in various locations.

Safari Soiree

This year’s theme was Safari Soiree, with a playful twist on “black tie” that encouraged guests to get creative – think bold animal prints and whimsical, safari-inspired attire. Wandering along the zoo pathways as the sun set made for a fun evening, especially when combined with treats from some of my favorite restaurants, like Taco Naco, Silo Modern Farmhouse, and Plate Italiano Moderno.

The people-watching, live music, and beautiful evening combined with supporting our local community as well as a great Kansas City venue made for a perfect summer night!

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!