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We provide Residential Real Estate Appraisals for the Property Owner's use within the Property Assessment Appeal Process, and within the following Texas Counties:
If you believe your property taxes are too high due to an inaccurate "Assessed Value" by the County Appraisal District, then we can help.
Property Tax Assessments (Taxable Value Estimates):
Each of these Texas Counties has an office (County Appraisal District) which is charged with the responsibility of estimating the Taxable Value (Assessed Value) of each and every property in their jurisdiction. This Value Estimate (Assessed Value) is made each year, and is based on what they believe your property is "worth" as of the 1st day of that calender tax year (e.g., January 1, 2018). The "Assessed Value" of your property is based on the most commonly used definition of "Market Value", and known as "Most Probable Selling Price". The "Assessed Value" is used to determine the property tax amount you owe each year to the various taxing entities in your marketplace. The problem of inaccurate property value estimates (assessments) is frequent and ongoing; The problem of inaccurate property value assessments is largely due to the fact that the County Appraisal Districts are charged with an impossible task, to provide accurate and reliable estimates of the current market value for each and every property within their jurisdiction; and, to do it each and every year. This monumental task can only be carried out by use of less than accurate valuation methods, primarily "Mass Appraisal Methods". These Mass Appraisal Methods are designed to be used on large groupings of properties, all at once; and therefore lack accuracy and reliability at the individual property level. As a result, it is left up to the individual property owner to correct inaccurate and inappropriate factual information about their properties; as well as, to appeal inaccurate and unreasonable "assessed values". Who gets our tax dollars: The primary "Taxing Entities" which we pay a property tax to are:
The secondary "Taxing Entities" typically include:
Most property owners are located in areas which also require taxes to be paid to 1 or more of these additional (secondary) taxing entities. Each primary and secondary taxing entity is granted (by political and legal process) the right to charge annually a "Property Tax" to each property owner in their jurisdiction. This Property Tax is based on a "rate" (in percentage form) which is multiplied by the CAD assessed value of your property to determine the tax amount owned by you to the particular Taxing Entity in question. This Rate can change each year, and is influenced by the budgetary needs of the Taxing Entity; as well as, the political and legal constraints which exist at that time. The resulting combination of taxing jurisdictions (Taxing Entities) gives a "combined tax rate". The Assessed Value, as determined by the County Appraisal District (CAD) is multiplied by the Combined Rate to determine the combined tax amount you may owe for the year. Certain Taxing Entities offer or allow for reduced tax liability due to certain "exemptions" available to those who apply and qualify. We strongly advise all our clients to contact their appropriate Appraisal District offices to determine if they are eligible for the various Tax Exemptions offered. We offer Property Tax Appeal Appraisal Services for residential properties including: houses, condos, townhomes, garden homes; duplexes, fourplexes, and other small income (residential) property; residential lots, and vacant land; small ranches and gentlemen ranches. For additional information regarding Property Tax Appraisals, please contact: Dan Birchman, Senior Appraiser (512) 329-9144 (or) email Dan @ dan@austinappraiser.net
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