By Vivian Leyca
Riley County PIO
Riley County, KS – February 9, 2026) The Riley County Appraiser’s Office has completed its required studies and analysis for 2026 property valuations. Change of Value Notices (CVNs) will be mailed to property owners on February 25.
CVNs show how a property’s value has changed from the previous year. Changes may be due to shifts in the local real estate market or updates made to individual properties, such as additions, removals, renovations, or classification changes.
In 2025, the average price of all valid home sales in Riley County was $301,998, compared to $275,000 in 2024 and $265,000 in 2023. The median home price in 2025 was $270,000, up from $250,000 in 2024 and $238,000 in 2023.
Riley County Appraiser Anna Burson said the median price is often a better measure of market trends.
“The median price is a more reliable reference point because it is less affected by unusually high or low sales,” Burson said.
Based on current market data, residential property values show an overall average increase of 3% to 10%. Commercial property values are trending upward by 2% to 6% on average. Individual property values may vary and may not follow these general trends due to property-specific changes, data corrections, or market activity within a particular area.
As in previous years, the CVN mailing will include a form for property owners who wish to appeal their valuation. To meet Kansas statute requirements, appeal forms must be fully completed, signed, and returned to the Riley County Appraiser’s Office within 30 days of the mailing date. Appeal request forms may be emailed, dropped off, or mailed with postmark no later than March 26th.
Appeal forms can be emailed to [email protected] or delivered to the Appraiser’s Office on the third floor at 110 Courthouse Plaza, Manhattan, KS 66502. An appeals phone line 785-537-6316 is available for appeal related questions or to request information only. Appeals cannot be filed by phone. Once a completed and signed form is received, staff will contact the property owner or their authorized representative to schedule an appeal meeting.
Burson emphasized that a higher property value does not automatically mean higher taxes.