Property Tax Protesting

Bobg

Perhaps his will be reassessed in 2 years (maybe there is a 10 year period) and you property will not be reassessed for another 7.

10 years may be a long cycle, but just an example.

I successfully appealed the value of some of my land because the assessor did not follow the guidelines prescribed by the state.

In California taxes are based at 1% of sale price, plus local bonds and parcel taxes approved by voters, plus special assements like city sewer, county flood, mosquito, vector control and more. The tax base increases 2% each year. In some ag counties, fruit & nut trees, grape vines, tractors, machinery, bunkhouses, etc., must be reported each year for additional taxes.

Accessability is one factor in determining value. I'm refering to public road accessability to the property boundry. Paved roads, dirt roads, makes a difference. As mentioned by others, zoning, covenants or other restrictions also are a factor to consider when valuing property. Use of the property is also a determining factor in value.

One last thing to consider, many states have some sort of agricultural exemption that allows for either a much lower value on the land (hence, less taxes) or a lower tax rate itself.

In Georgia, these special assessments for agricultural use are one of two types, Preferental Use Assessment, or Conservation Use Valuation Assessment (nothing to do with conservation, misnamed law) I know other states have similar. New Jersey does. Alabama has something for conservation... "growing wildlife". You may need to apply for this special exemption, and your neighbor may already have it, thus giving him his lower taxes.

One last thing, again I'm talking Georgia, but other states are similar. You are required to file a real property tax return each year. If you do not, the law assumes you have automatically, and that the value was the same as last year. If you do not physically file this return between Jan 1 and Apr 1, AND the assessors DO NOT revalue your property for that year, you DO NOT have any right to appeal the value. Again, most states are similar, but check your states laws.

Charles
"An Assessor in a Georgia county" (and no, I'm not telling which one of the 159 counties it is)

Most people around here know of the program and utilize it if possible. But I've run into a few who didn't know it existed. Saves me several thousand dollars every year. Without, I'd be subdividing and planting houses.

Sounds like you are more professional than our assessors, who freely admitted that they never pay any attention to cost of access or utilities, 85% of the land value in my case. Came out just fine when I protested the assessment. Did not change the way they do business.

I've done battle with the assessor's office and won, several times. Here, the requirement is fair market value, what the average buyer would pay.

To win you must demonstrate why the assessment is wrong. Other properties as you note might help, but sold comparable properties have considerably more weight. Something like your 1/2 mile to elec is something you might think the assessor would consider, but that's not my experience. Until you bring it up and mention how high the cost of bringing it in will be.

I had major driveway issues, $20k worth for a gravel driveway. When I pointed it out, the assessor caved. He admitted they never look at utility or driveway cost. When I asked if he didn't think the average buyer might, he said probably, but they had no way to determine that cost. Which really means, too much trouble to make a couple of phone calls. Not in their interest to lower assessments.

To spare you the details, I'll just say that when I built my unusual house here I was curious how the assessment would work. They're supposed to go by comparables. But sometimes there aren't any. They tried to slide square foot value past me but I didn't buy it. We settled on less than half the original assessment. 12 yrs later we're almost up to that original number. I've saved thousands of dollars.

Do your homework (sold comparables) and good luck.

I honestly believe the assessors will charge you in taxes what they can get away with.

Bob

In Georgia, this would be a no brainer. The law specifically requires that we consider deed restrictions, easments, covenants, and zoning restrictions, when establishing value. If the parcel is largely worthless, unusable, then we would set the value as low as possible. It might not be as low as you would want, but it would be alot lower than $3K an acre, I'd bet. Charles

He said everybody has to pay some tax, even if the house is a liability (fair market value). Hmmm... I read the rule book. They often stray, not with me. Sometimes confuses the office clerks.