Every year when our property tax valuation comes in the mail, my wife and I think, “No way! Our house value didn’t jump that much!—we wish!”

We live in Adams County.  Here is a brief summary of how their valuation schedule works.

Every county is unique but in Adams County they assess based off of an 18 month window. Jan 1, 2019 - June 30,  2020 is the most recent reappraisal window.  Jan.1 2021 is the date of assessment and April/May is when the notice is mailed. Also, June 1, 2021 is the deadline to submit an appeal. Once the valuation is finalized for 2021, that same value will be applied the even year (2022). Then the process starts over again.   

Do you want to contest your property tax assessment?
Here are 4 things to consider.

1. Look for mistakes

Search your county’s website to review the information they have on record for your property. That is your responsibility.

One year, taxes on one of our properties jumped from $700 to $7,000 and I thought, “This is a no brainer, the county added an extra ‘0’ by mistake.“ Wrong. When we went to contest it the county said, “No, that is correct based on the rate.” Well they had the wrong tax rate on their files as sometime that previous year one of the assessors had reclassified the property as commercial.  We spent the next 2 months appealing the reclassification. I couldn’t believe it. How could they not see this was so unfair.

In the end we were successful, but it reminded me that they use systems and computers that will not always recognize human error. The property owner should review the details on their property and not rely on the county’s statement.

2. Present the facts

Go in armed with the right documents and comparables. Adams County uses an algorithm capturing sales comparables that they apply to your property valuation. Sometimes that generalization in approach does not produce a fair valuation….  So do your homework and have factual data about your property as well as specific comparables that support your claim of a lower valuation. The burden of proof is on you.

3. Don't get emotional

One time, as we were sitting with the assessor presenting our case, we could hear in the cubicle across the room, a guy yelling at the assessor. The funny thing was we recognized the voice. It was our neighbor! Crazy, right?! (He was not a great neighbor by the way). No one wants to be yelled at. Assessors want to do the right thing so provide them the tools and environment to do so.

4. Stay the Course - what have you got to loose?

In all of the times we have appealed our valuation, more often then not it has produced some reduction and at times that reduction has been significant. If you have evidence to support your claim, I don’t believe it can hurt to try. Over they years we have saved $1,000’s in taxes by just trying.

If you need help getting factual comparables. Please contact me. It is free and we can provide you with some real data.