PROPERTY TAX 2009 VALUATIONS BEING MAILED NOW FOR ALL OF EL PASO REAL ESTATE
Posted: April 16, 2009 By: Cynthia Morris
Contact Phone: (915) 471-4300
Office: (915) 471-4300
Fax: (915) 855-4609
www.EPHomeSearch.com
Did you just get that envelope telling you what your property is worth? Did it go up or down? Of course when it comes to taxes everyone thinks they are high. Some are and some are not. You can protest the value or accept the value. You will only have 30 days to file a protest, so let's see if we can help you decide.
Important Dates
• May 31 Last day for property owners to file protest with ARB (or by the 30th day after notice of appraised value is delivered, whichever is later)
• Oct 1 Last day (or as soon as possible) for Chief Appraiser to mail tax bills
Got the notice, now what?
Of note: Generally the value does not change when you get the tax bill in
October and many years the estimated tax rates have also gone down.
Choices: Accept or file protest
• Is it what you expected, no change from last year and you are satisfied, put notice in your file.
• Value cannot go up more than 10%, if more you can protest Title 1. Property Tax Code; Subtitle D. Appraisal and Assessment; Chapter 23. Appraisal Methods and Procedures; Sec. 23.23. Limitation on Appraised Value of Residence Homestead. a) The appraised value of a residence homestead for a tax year may not exceed the lesser of: (1) the market value of the property; or (2) the sum of: (A) 10 percent of the appraised value of the property for the last year in which the property was appraised for taxation times the number of years since the property was last appraised; (B) the appraised value of the property for the last year in which the property was appraised; and (C) the market value of all new improvements to the property.
• Value is more than you paid for house and you bought since 2003 you might consider a protest
• Neighborhood has changed and you feel is a downward change in value, you might consider a protest
• Neighborhood is decorated with vacant houses, for sale sign have become yard art, lots of renters, you might consider a protest
• You just never paid attention to notices before and wow my property is worth what, you might consider a protest
• You have no idea what the market value is for you home today, you should get a market evaluation, if lower than the latest value, you might consider a protest
• If the information on your property is incorrect, you might consider a protest
• If you cannot afford to pay your taxes, protest will help, you have to be current on taxes due to file a protest
• If your property is worth much more than the CAD value you might keep quiet ..don't laugh this happens too!
• You have lived there a long time and your property is not capped
Protest Process
You think your valuation should be lower and you can support information it is your right to protest. Many have not protested because they think they will not win, it is too much work ..... and it is not difficult. There are three levels in the protest and you may well accomplish your goals in the first level. Central Appraisal District is not your enemy just doing their job.
So to begin, return the bottom portion of your notice stating you want to file a protest, this must be done no later than May 31. You will be notified of an appointment with Central Appraisal District Employee. If time is not what you can do you can reschedule and there are evening and Saturday appointments.
1. You will sit down with employee and tell them what you think property is worth and why and they will either concur and change value or refer you to next level. Employee has minimum guidelines for change but are polite and educated by Central Appraisal District trainings. Employee takes notes and meeting is not recorded. Employee may also decide to send their appraiser out to see your property or information which the results of will be presented at the ARB meeting. Be sure all you say is true! Not happy with their ability to modify your value then go to number 2.
2. You will schedule to appear before the Appraisal Review Board (ARB). ARB members are interviewed by Central Appraisal District and its board before appointment. They do not work for CAD but receive wages for services from CAD. Some are highly skilled professionals in the industry and some are very nice citizens. Their decisions are personal and can be further protested by Arbitration. Meeting is recorded
a. You will appear in front of the board. They will do everything to make you feel comfortable and process is not as formal as it sounds. There will be 2 or 3 ARB personnel and a representative from CAD in the room. You will present the information to support your protest and state an amount your believe is fair. CAD employee will present their basis for valuation in rebuttal. ARB personnel will discuss amongst themselves and give you a decision. The decision as given and recorded will be put into the CAD system and mailed to you at a later date.
b. You do not agree you can tell them that you want Arbitration and they will give you a form to fill out
3. Arbitration of property taxes. You will have to file with a $500 fee. The arbitrator is certified and registered with the state of Texas. Both you and CAD must agree on the Arbitrator and method of arbitration (in person, by mail, telephone conference etc.) You present your facts and CAD presents their facts. You can request the prior recorded ARB hearing be made available to you. You and CAD can update your information to be beneficial in presenting your case. The loser pays for the hearing in the amount of $450.00 $1 off of the valuation will have CAD paying for arbitration and property owner receives check in the mail for $450.00
If you did not receive a estimated valuation in the mail you can call CAD 915-780-2131 to find out value, get a copy and even file for a protest hearing. Understand that CAD does not have all the sale values as Texas does not allow public access to this data. It is only the MLS (Multiple Listing Service) and must be obtained by a professional that is licensed to have access. Access is restricted, requires registration and dues, and individuals swear that they will not share their access usage codes and privileges with others. Many internet sites give values but do not have any way of collecting information to have accurate values.
Preparation for the protest
• Get a market appraisal from your favorite REALTOR(r), maybe even pictures of comparables and recent sales. Sold information should be kept in 2009 because you are protesting 2009 values.
• Collect the last several years of CAD taxing information off of the tax bills. If you do not have you can go to CAD and they will happily print one for you. You may be surprised what you have not kept track of.
• Take pictures to support your rationale. Graffiti, rentals, for sale signs, deterioration of your home and neighborhood, etc.
• Newspaper or internet articles.
• Professional written opinions
• Discuss your thoughts and supporting information with neighbors and/or professionals
• Be positive, you have prepared and you know you can support your valuation request
There is a website www.PropertyTaxesInElPaso.com, a blog.PropertyTaxesInElPaso.com and http://twitter.com/EPPropertyTaxes for all of El Paso County Property Owners to share, learn and participate in our community. Come on El Paso give us your opinion.
Submitted by Cynthia Morris, Broker-Owner
EPHomeSearch Real Estate Services
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