Appeal tax assessment: Should you appeal your property’s assessed value in Denton County, Texas?
Homeowners in Denton County are totally knowledgeable about the concern of property taxes; those that have invested their lives in areas where these taxes are typically high feel the impact more than the majority of. The impact of these taxes can be even worse for those who have actually lived in their properties for some time, as they have seen firsthand the taxes increase every year. But the bad news is perhaps overpaying your real estate tax and be completely unaware. Here are some typical reasons individuals are overpaying their properties tax.
Is your Denton County house over assessed?
A high house assessed value is the primary reason that people appeal the dollar amount they are paying on their property taxes. In a lot of cases, individuals feel that the evaluation put on their property does not show the marketplace value ought to they try to offer it today. The simplest way to find this out is to get in touch with some local realtors. They must be able to inform you the series of values equivalent properties are selling for in your location. Remember, the real value of your residential property will not be known up until a sale is closed. When you receive your property assessed value, you will be offered a 30-day window in which to appeal any evaluation. Otherwise, you will have to wait till next year to appeal.
Can you get the real value of your home?
It is probably beneficial to get in touch with a local property representative or your assessor in Denton County, Texas. If you feel your residential property has actually been seriously overvalued, an expert evaluation could prove very affordable in the long run
Most do not realize you are not entitled to dispute your tax bill directly in Texas, however you can undoubtedly lodge an appeal, remember that no matter how you feel about the bill, if you do not pay, it can result in the foreclosure of your house.
To effectively appeal, you will need to show a minimum of three equivalent homes that have actually been evaluated at a lower value. The closer these properties are in size and area to yours, the higher the chance of success you will have on appeal
Specific scenarios that may have reduced the value of your residential property
If there are extraordinary scenarios that directly result in the decrease of your home value and these are not reflected in your property assessment, these are clear grounds for appeal. Simply provide evidence of these circumstances, and the appeals process should be straightforward.
You have actually just recently bought your property in Denton County, Texas for much less than the assessed value
If you have proof of the purchase price of your home or you have a current appraisal that does not reflect the dollar amount your house has actually been valued at by the assessor, this is clear premises for appeal. If a professional values your home much lower than that of the assessed value, this is considerable proof to back your petition. You can always order a new appraisal even though this will cost a couple of hundred dollars it could be worth it in the end. The bright side is that you do not need to accept a high property assessment; you can always appeal and get them lowered in the process.
How do you contest your home assessed value in Denton County?
Every State has their own criteria for house assessment appeals. Something they all have in common; the only groungs that they will accept is that your residential property has been evaluated higher than it deserves. As your Denton County home taxes are calculated basically by multiplying the evaluated value of your house by its locations set tax rate, you do not have any premises to appeal the tax rate just the real estate assessment value. Your only avenue of approach is to prove your home is less than the value the assessor believes.
Upon receiving your house assessed value, your county will provide you a predetermined window in which to appeal. These can vary considerably from 30 to 90 days so your county appeal deadline is the first thing you want to determine. However, keep in mind if you miss this deadline there’s nothing you can do, and you will be forced to wait a more year for an opportunity to appeal your house assessment!
The fastest and simplest way to submit an appeal in Denton County is to do so on the assessment website of your county, town or city. The fees connected with each request can differ depending on the initial value of your property assessment value. The expense of an appeal differs could be as little as $10 to $100, depending on where you live.
The first step in the process is to guarantee that your local tax assessor has included the correct house info to start with. In many cases, facts on your home may be in error such as, houses have been lifted with basements that do not exist; such examples are wrong and could result in your home value being lowered instantly. The more information that you can gather as to why you feel your house is misestimated, the stronger your case for an appeal.
If there are no clear problems with the info on your property, you will need to find details of comparable homes in your community that are assessed at a lower value. This will be the most convenient way to show your case. You will want to find three or four houses that are all the same size as yours, in the exact same area, whose value is much less lower than your property; this will be your premises for appeal.
In some areas, you’ll be asked to participate in a property appeal hearing, so if this does take place, do not be intimidated. In general, these hearings are simply contacted us to permit you to provide the info you‘ve gathered in support of your claim. You will also be allowed to analyze any false info that might be on file about your home. You must be ready for this hearing and have all the data you‘ve collected about comparable houses and sales of similar houses in Denton County.
Be prepared for the tax assessor to argue his or her counter-argument. One of the most popular ones here is that your home in question is more modern than the ones you’re comparing it to. Be ready for such an argument because if you get to this stage, the Assessor believes you are not deserving of a reduction in assessed value and will want to win his/her case by elaborating on the facts to support their position. It’s is always important to keep in mind that there are no additional charges connected to filing an appeal; the worst outcome being that your home assessment is the same.
Is it worth filing an appeal?
If you really feel that your home has been misestimated, a successful appeal of your Denton County real estate assessment might lead to significant cost savings. If there are just a couple of hundred dollars of prospective cost savings, it might not be worth your time. You also need to consider that the hearing could be arranged during a workday, which may lead to a loss of earnings. Find out as soon as possible when the hearings take place, and will it be a teleconference or in-person hearing. This way you can make the appropriate arrangements to minimize wage loss.
Are Property Taxes Fair?
To prorate means to divide something so that each person pays her fair share. The real estate term for dividing expenses that are paid after they are incurred or are prepaid is called prorations. For example, sometimes real estate taxes are paid in arrears. This means that they are paid currently for the year before. The practical effect of this is that the buyer will in many cases get a tax bill for time when she did not own the house and therefore was not responsible for the taxes.
An example will make this easier to understand. Let's say you closed on the house you bought on August 31, 2007. You are responsible for 4 months worth of real estate taxes for 2007. Unfortunately, the tax bill does not arrive until May of 2008. This is where prorations come into play. At the closing, you will be responsible for 1/3 of the tax bill that will arrive in May, 2008. That means the seller will give you, the buyer, an amount equal 2/3 of the agreed to prorated tax amount and you will pay the real estate tax bill.
The tricky part comes about because real estate taxes always seem to be going up. This is usually handled as part of the negotiations. The buyer will ask for an amount based on the seller's last year's tax bill plus a small percentage, usually 5 or 10% extra, and some agreement will be reached.
An unusually large increase in the real estate taxes due to a reassessment, rate increase or both can further complicate matters. With the gains in real estate prices in the recent past, many taxing bodies have become eager to capture at least part of that gain. So it is buyer beware and make sure you check with the local taxing authorities.
Prorations can also be used to adjust for any expenses that have been paid by the seller ahead of time, such as prepaid mortgage interest, prepaid casualty insurance, or such items as rent or utility bills.
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