Property Tax Appeals - Board of Equalization

State law requires the Assessor to value all taxable property at 100% of its true and fair market value, according to the highest and best use of the property. Market value is the amount of money that a willing and unobligated buyer is willing to pay a willing and unobligated seller. The Assessor values real property using one or more acceptable appraisal methods: the market or sales comparison method, the cost approach, an income capitalization approach for income-producing property, or any combination of the three approaches.

Petitions must be received by the BOE on or before July 1st of the assessment year or within thirty (30) days after a change of value notice. Under certain circumstances a petition may be accepted if it qualifies for a Request for Reconvene.

Acceptable evidence includes, but is not limited to contractor estimates of cost to cure; letters or documents from government agencies and/or experts regarding development limitations; deeds describing easements that impact value; appraisal documents; excise documents of property sale; photos; and maps showing access limitations, etc.

Comparable properties do not have to exactly match your property. Look for properties that are most similar, then note their differences and adjust the value of the other property to reflect those differences. For example, if your property has an obscured view, and the only similar property that sold has a much better view, discount the sale price to the amount you believe someone would be willing to pay for the lesser view. If your property has deteriorated conditions that would make it difficult to sell, provide contractor estimates of the "cost to cure" those conditions. Photos are particularly effective support for arguments regarding condition. Additional evidence, above and beyond that required for complete petition, may be submitted up to seven business days prior to your hearing.

The hearing is an informal review where property owners may represent themselves without an attorney. You and the Assessor's representative will have the opportunity to give oral testimony and review your previously submitted arguments and documentary evidence. Each party may question the other and rebut evidence.

When formulating arguments and gathering evidence, it is important to keep in mind that, by law, the Assessor is presumed to be correct. The burden of proof is on you to show that the Assessor's determination is incorrect. Evidence must be "clear, cogent and convincing."

Decisions are typically mailed within two weeks of the hearing, unless the case has some unusual complexities that need more time to consider.