Annual Property Appraisal Protest Workshop, 2016 · Protesting lowers tax value • 48,520 property...

Annual Property Appraisal Protest Workshop, 2016

By Mike Villarreal

Early law enforcement were tax assessors and collectors in Texas.

Protesting lowers tax value •  48,520 property owners protested in 2013*

•  64% were homeowners

•  60% of challenges that participated in an informal meeting with BCAD resulted in a reduction in property values

•  70% of the challenges that were resolved with the ARB resulted in a reduction in property values

* This figure only includes those in Bexar that showed up for their informal meeting or hearing with the ARB

Timeline for Protests

April 23: Notices sent1

May 1: Residence homestead application deadline2

May 31: Deadline to file your protest

1.  If your assessed value is greater than $500. 2.  BCAD has discretion to consider your application after May 1.

•  Ask for an evidence package when you file your protest

4 Reasons to Protest

1.  Market Value

2.  Equity Value

3.  Denial of an exemption

4.  Any other action that adversely affects the property owner

Be sure to indicate the nature of your protest and cover all the bases

Residence Homestead

•  Exemptions: •  School District •  County

•  The taxable value of your homestead property can only go up 10% a year

2 Main Ways to Protest Home Value

• Market Value: • What could you sell it for? • How much to fix up?

• Equal and Uniform: • What are similar homes in your

neighborhood appraised at?

Market Value: Site-Specific Issues

•  Verify the information the District has for your property •  Size •  Year Built •  Class •  Swimming Pool?

•  Condition of home •  Needed repairs

•  Get Estimates •  Pictures are worth 1,000 words

External influences can affect value

Market Value: Site-Specific Issues

•  Find sales info on your submarket •  A local realtor may be able to help •  Current home listings can give you an idea

about value

• Make copies of any comparable listings •  The closer to January 1st the better

• Goal is to estimate the market value of your property less the cost to make it salable

Market Value: Estimate your market value

RedFin.com

Equal and Uniform

• Comparable criteria is important

• Find houses in your neighborhood

• Keep a narrow age range

• Keep a narrow size range

• Similar features and class of home

Equal and Uniform

• Residential home classifications • S - Superior

• E - Excellent

• V - Very Good

• G - Good

• A - Average

• F – Fair

• L - Low

Equal and Uniform: Preparation

Equal and Uniform: Grid Comparable CriteriaStreet:Living Area:Class:Year Built:

Tax Year 2015

Address

5630 LON CHANEY DR

5602 LON CHANEY DR5603 LON CHANEY DR 5606 LON CHANEY DR 5607 LON CHANEY DR 5610 LON CHANEY DR 5611 LON CHANEY DR 5614 LON CHANEY DR5615 LON CHANEY DR 5618 LON CHANEY DR5619 LON CHANEY DR5621 LON CHANEY DR 5623 LON CHANEY DR5625 LON CHANEY DR 5626 LON CHANEY DR5627 LON CHANEY DR5631 LON CHANEY DR

Estimated Value Based on Median Ratios:

Difference from Subject Property Assessment:

Lon Chaney1453F+1968

ClassYear Built

Living Area (SF)

Imp ValueLand Size

(SF) Land ValueTotal Value

Land Value /

SF

Living Area /

SF

Total Value/ Living Area

SF

F+ 1968 1,453 $106,240 13,600 $27,950 $134,190 $2.06 $73.12 $92.35

F+ 1968 1397 $100,520 13532 $27,810 $128,330 $2.06 $71.95 $91.86F+ 1967 1,477 $109,650 11,560 $26,360 $136,010 $2.28 $74.24 $92.09F+ 1968 1,666 $115,370 10,880 $25,790 $141,160 $2.37 $69.25 $84.73F+ 1968 1,337 $91,320 11,560 $26,360 $117,680 $2.28 $68.30 $88.02F+ 1968 1,494 $97,540 10,880 $25,790 $123,330 $2.37 $65.29 $82.55F+ 1968 1,348 $92,270 11,560 $26,360 $118,630 $2.28 $68.45 $88.00F+ 1968 1,309 $90,770 9,652 $24,760 $115,530 $2.57 $69.34 $88.26F+ 1969 1,433 $94,480 11,560 $26,360 $120,840 $2.28 $65.93 $84.33F+ 1968 1,545 $100,050 10,132 $25,230 $125,280 $2.49 $64.76 $81.09F+ 1968 1,415 $96,040 10,336 $25,430 $121,470 $2.46 $67.87 $85.84F+ 1967 1,659 $107,410 10,336 $25,430 $132,840 $2.46 $64.74 $80.07F+ 1967 2,236 $138,890 10,336 $25,430 $164,320 $2.46 $62.12 $73.49F+ 1967 1,399 $101,240 10,336 $25,430 $126,670 $2.46 $72.37 $90.54F+ 1967 1,422 $101,046 10,676 $25,620 $126,666 $2.40 $71.06 $89.08F+ 1965 1,334 $67,510 10,336 $25,430 $92,940 $2.46 $50.61 $69.67F+ 1965 1,534 $109,090 11,560 $26,360 $135,450 $2.28 $71.11 $88.30

Improve TotalMedian $/SF $68.38 $86.37

Estimated Value Based on Median Ratios: $99,350 $125,492

Difference from Subject Property Assessment: -$6,890 -$8,698

The Informal Hearing with BCAD

• Arrive prepared

• Present an organized case

• You may be able to settle!

• If not return for the formal

Summary

• You know your home & neighborhood better than anyone.

• Be firm with the issues you have.

• Present your information in an orderly fashion.

• Be polite, do not lose your temper.

After Your Hearing

•  Appeal Through Binding Arbitration •  Market Value or Equity less than $1

Million •  Market Value or Equity of all residence

homesteads, regardless of value •  $500 Arbitration Fee

•  Judicial Review •  Market Value or Equity

•  Attorneys Fees & Court Costs

•  Appeal to the State Office of Administrative Hearings

Useful Websites

•  Bexar County Appraisal District •  www.bcad.org

•  Texas Comptroller

•  www.window.state.tx.us/ •  Realty Websites

•  Redfin.com •  realtor.com •  zillow.com •  sanantoniohomesearcher.com/San_Antonio •  sanantoniohomesearch.com