Nailing it Down
By Dave Murnen and Pat Beaty
When it’s time to sell your house or property, most of us would want its assessed value to be high.
However, more often people take a look at their tax bill and conclude (or hope) their property has been valued too high.
Either way, Grays Harbor Assessor Dan Lindgren, said to give his office a call or come in. Or, better yet, first take a look at the county’s website to see if the information there can answer some of your questions.
If you think there is a mistake or disagree with the assessment after looking into it, give the office a call or visit.
After that, if you still disagree, there is a formal way of appealing what the “true and fair market value” of your house is. We’ll talk about that near the end of this column.
NEW WEBSITE CAN HELP
Once you’re at the county’s website, co.grays-harbor.wa.us, either go to the assessor’s page or select “parcel search” on the homepage.
From there, you can use Taxsifter and Mapsifter to plug in information about your property to see for yourself how much houses like yours in neighborhoods like yours are selling for, which is the main factor in how your property value is determined.
Most likely, you will just be surprised that houses like yours are selling for more than you think.
However, Lindgren is the first to say his office can make mistakes. “Our in-person assessments are done on the outside of the structures, so the appraisers have to judge from the outside what kind of materials are used and what condition the structure is on the inside,” he said.
Or there could be something going on with the property that the appraisers won’t know unless you tell them.
Maybe you know something about your home that you think greatly decreases its value. It’s possible that could make all the difference in its assessed value, so you may want to bring it to the appraiser’s attention. However, sometimes the appraiser has already taken into account factors such as your home’s termite infestation or flooding in the basement.
Before we explain how you can formally challenge your assessment, first we want to remind you that while your pocketbook may remind you of the relationship between your taxes and your property value, in many ways they are separate.
TAXES AS CERTAIN AS DEATH
“In this world nothing can be said to be certain, except death and taxes” is a saying attributed to Benjamin Franklin.
So remember, even if you’re surprised at how high your property tax bill is, that’s how our government raises money for things like roads, emergency services, schools and libraries. While all districts have regular taxes that your city, county or state representatives determine, some of the taxing districts have special taxes — ones that you got to vote on.
So, when it comes to property taxes, you can always talk to the Assessor’s Office about how much your home is assessed for. But remember, these folks aren’t the ones who determine the revenue needs. Each taxing district submits its budget request to the Assessor and the Assessor determines the assessed value of the districts and calculates the levy rates assuring that the limits to the levy rates are not exceeded.
LET’S SAY YOU STILL DISAGREE
If, after talking to the folks at the Assessor’s Office, you still feel like the assessed value of your home isn’t accurate, pick up literature from the office that will explain how to appeal your property tax valuation to the County Board of Equalization.
The board is made up of three Grays Harbor citizens selected by the county commissioners.
If you know you want to appeal, you can get the actual appeal petition form from the Assessor’s Office as well. Or, you can ask the Board of Equalization to mail the information to you by calling 360-249-5400.
You must either file an appeal within 30 days of when the Change of Value Notice was mailed to you, or by July 1 of any year, to maintain your ability to appeal.
Just stating that the assessor’s valuation is too high or property taxes are burdensome won’t fly.
WHAT’S THE HEARING LIKE?
After receiving your appeal, the County Board of Equalization will set a hearing.
In a fairly informal setting, the hearing is designed to allow property owners to represent themselves without an attorney. However, remember that by law the assessor is presumed to be right. So you must show evidence from actual qualifying sales before the assessment date to argue your case.
WHEN WILL DECISION BE MADE?
The Board of Equalization will send you a written decision within 30 to 60 days following the hearing. The board has the power to increase, cut or sustain the assessor’s value on your property.
And yes, if either you or the Assessor’s Office disagrees with the outcome, it can be appealed to the State Board of Tax Appeals for a “formal” hearing.
FIRST-TIME HOMEBUYER ADVICE
First-time homebuyer? To get the best loans get educated. Check out HomeSage.org for your internet homebuyer education and housing counseling needs. We here at NeighborWorks of Grays Harbor will help you get it done.
Dave Murnen and Pat Beaty are construction specialists at NeighborWorks of Grays Harbor County, where Murnen is executive director. This is a nonprofit organization committed to creating safe and affordable housing for all residents of Grays Harbor County. For questions about home repair, renting, remodeling or buying, call 360-533-7828 or visit 710 E. Market St. in Aberdeen.
