Athens County Auditor, Jill Thompson provides homeowners answers to the most commonly asked questions about the countywide 2014 reappraisal

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1 Contact: Jill Thompson Athens County Auditor Phone Fax S. Court Street, Room 330 Athens, Ohio Jill Thompson Athens County Auditor Property Reappraisal Explained Athens County Auditor, Jill Thompson provides homeowners answers to the most commonly asked questions about the countywide 2014 reappraisal Athens, OH, October 8, 2014: Athens County has completed the reappraisal for Tax Year Informational letters were sent out to nearly 43,000 property owners this week notifying them of the proposed values for the 2014 reappraisal. We re working hard to provide property owners with as much information as possible so they can understand the process and importantly their role in the process. stated Thompson. Following are some of the most commonly asked questions from homeowners about the process: Question #1: What is a reappraisal? It is a methodical review of every property within the county for the purpose of setting market values. The Ohio Department of Taxation requires all 88 counties to conduct a reappraisal every six years. County appraisers visit each property checking for improvements or changes they do not enter the home unless invited by the property owner. Sales from the prior three years 2011, 2012 and 2013, are considered and included in the formula to calculate new values. Property Reappraisal Explained October 8, 2014

2 Page 2 Question #2: What did appraisers find this year? While property value adjustments vary from parcel to parcel, overall, residential values increased less than three percent county wide. Question #3: How do appraisers calculate property value? The appraisers take the following steps: Collect data about properties Define neighborhoods (neighborhoods can consist of large areas down to a single block) Go into the field and set values Appraisers then test the values using sales ratio studies. During this study, they only include home sales considered arm s-length transactions defined as a normal sale between a willing buyer and willing seller that is made without pressure or duress. The property also has been exposed to the open market for a reasonable amount of time. Foreclosures and selling your house to a family member for a reduced amount are not considered normal sales and are not considered in the calculations. The Department of Tax Equalization does not permit foreclosure sales to be included. Using mathematical models and formulas for individual neighborhoods, appraisers take into account: Land sizes and locations The overall size of the home and/or other buildings Age and condition of the buildings Home amenities such as style Other factors that may affect value The Ohio Department of Tax Equalization also oversees the reappraisal process and proposed tentative values to ensure fairness and equity. The Department did approve the values produced in this reappraisal in September 2014.

3 Page 3 Question #4: Is it possible for mistakes to be made? Yes. Both clerical errors and errors in judgment can occur when performing a mass appraisal of this scale. Auditor Thompson mentioned, It is impossible not to make mistakes when doing a reappraisal of this scale. The goal is perfection, and it requires getting each individual property owner involved in the process. Question #5: When does the reappraisal take effect for tax purposes? The new reappraisal values are effective on the tax lien date of January 1, 2014, and are payable in Question #6: What s the difference between appraised and market value? Market value is the most probable price that a property should bring in an open market. Appraised value and market value are close to being one and the same. Tax amounts are calculated on 35% of the appraised value. Question #7: Why did my farm land value increase so much? The actual sales of vacant land in Athens County exceeded our market values. In addition, the Ohio Department of Tax Equalization adjusted CAUV values for all 41 counties during this 2014 reappraisal or update cycle. Question #8: Did appraisers inflate property values to make up for the loss of homestead exemption received by senior citizens and disabled persons? The state of Ohio reimburses counties for the loss of homestead revenue, so there would be no incentive for appraisers to make adjustments with the statefunded homestead exemption program. Appraised values are calculated independent of any tax reduction programs that are currently available.

4 Page 4 Question #9: If I think my property value is too high or too low, how do I file a complaint? An informal complaint can be made to the Real Estate Division of the Auditor s Office by calling You will be offered an opportunity to review your property record information or sit down with an appraiser to discuss your value. The opportunity to file an informal complaint runs through October 15, After the final abstract is approved by the Ohio Department of Tax Equalization later this year, property owners will then have the opportunity to file a formal complaint. See the answer to question #11 below for details. Question #10: What happens after I complain? Appraisers will review and, if necessary, re-evaluate the property. The homeowners will be notified about the county s findings. We will review every complaint that we receive, stated Auditor Jill Thompson. Question #11: What happens if I am not satisfied with the county s response? Taxpayers can file a formal complaint with the Board of Revision. The Board of Revision consists of the County Auditor, County Treasurer and the President of the Board of County Commissioners. A formal complaint can be filed any time after January 1 and before March 31 or the first half tax due date, whichever is later. Forms to file a complaint are available under the form s tab on the Auditor s website at or by calling the office at Question #12: The county made a mistake on the information listed on the website or my property record cards; for example, a finished basement isn t listed or a characteristic is listed incorrectly. Do I need to get this error corrected? Yes, we want the property records to reflect accurate information. Property owners will need to contact the Auditor s Office by to jthompson@athensoh.org or by calling

5 Page 5 Remember, you can contact Auditor Jill Thompson at the above referenced website or phone number whenever you have a question concerning this process.