Are you unhappy with your property tax bill? Who isn’t?
It is easy to be confused by all of the numbers, that do not seem to apply to your home. What is the difference between RMV, MAV and assessed value? Maybe you need to get an Oregon Certified Appraiser to provide clarity as to your actual property value.
All Aces Appraisals specializes in Jackson, Josephine and Lane counties.
The guidelines and process for appealing your property taxes are specific across the state, and each county has variations in the time the appeals will be heard and other particulars. Generally, to be successful in your appeal, you must provide evidence of the MARKET VALUE of your property on January 1, the date the assessor used to establish the real market value of your property. The tax year runs from July 1 to June 30, but January 1st is the assessment date.
Below are examples of the types of evidence you might use to convince the board the value of your property should be reduced to the value you are requesting.
- Documentation of a recent arm’s length sale of the property.
- A fee appraisal of your property dated close to January 1 of the assessment year.
- Proof that the property has been listed for sale on the open market for a reasonable period of time at a price below the real market value on the tax roll.
- A comparison of properties similar to yours in location, size, and quality that sold near the valuation date of January 1 of the assessment year and are adjusted for differences
- The cost of new construction that occurred close to January 1 and was performed by a professional contractor.
- The cost to repair your property. You should provide written estimates of the cost of the repairs.
- For business property, provide documentation of income and expense information, cost of the asset and/or a comparison of similar properties that sold near the valuation date of January 1
- Appeal Rights
You can appeal the real market value, specially assessed value or assessed value of your property. The Board of Property Tax Appeals can only hear appeals of the current tax year values. The Board does not have authority to consider appeals for any other tax years.
If you are appealing principal or secondary industrial property (including personal property) that is appraised by the Department of Revenue, you must file your appeal directly with the Tax Court.
It is All Aces Appraisals opinion that once the governmental authorities get your money, they don’t want to give it back. So the proof needs to be solid that their assessment is inaccurate. This is where an appraisal from a Certified Appraiser can be the evidence that you need to win your appeal.