Opinion ID: 2571591
Heading Depth: 1
Heading Rank: 5

Heading: Kansas Law on Compensation for Partial Takings

Text: Under K.S.A. 26-513(a), [p]rivate property shall not be taken or damaged for public use without just compensation. In cases of a partial taking where only a part of a tract of land or interest is taken, such as the City's taking of two temporary easements in this case, the statute provides that the compensation and measure of damages is the difference between the fair market value of the entire property or interest immediately before the taking, and the value of that portion of the tract or interest remaining immediately after the taking. K.S.A. 26-513(c). The major issue in a condemnation action is the condemned property's fair market value. Board of Johnson County Comm'rs v. Smith, 280 Kan. 588, 596, 123 P.3d 1271 (2005); City of Wichita v. Eisenring, 269 Kan. 767, 773, 7 P.3d 1248 (2000) (citing 5 Nichols on Eminent Domain § 18.05[1] [3d ed.1997] ). Fair market value is defined by statute under the commonly understood definition: the amount in terms of money that a well informed buyer is justified in paying and a well informed seller is justified in accepting for property in an open and competitive market, assuming that the parties are acting without undue compulsion. K.S.A. 26-513(e). The next sentence of the statute states: The fair market value shall be determined by use of the comparable sales, cost or capitalization of income appraisal methods or any combination of such methods. K.S.A. 26-513(e). K.S.A. 26-513(d) provides a nonexclusive list of factors that shall be considered to determine the amount of compensation and damage where it is shown the factors apply. Some of the factors listed in the statute are: access, appearance, productivity and convenience, severance or division of the property, loss of trees or shrubs, cost of fencing, and proximity to improvements on land. The factors are not to be considered as separate items of damages, but are to be considered only as they affect the total compensation and damage. K.S.A. 26-513(d). Because the list is nonexclusive, any competent evidence bearing upon market value generally is admissible including those factors that a hypothetical buyer and seller would consider in setting a purchase price for the property. Eisenring, 269 Kan. at 773, 7 P.3d 1248 (citing 5 Nichols on Eminent Domain § 18.05[1] ).