2010Fayette County Appraisal District

PROTESTING YOUR APPRAISAL

WHAT FCAD MUST DO Determine market value of property as of January

1 of each year (Your house burns January 2, you are out of luck!)

Perform mass appraisals—collects property descriptions, classifies property according to a variety of factors (size, use, construction type, etc.) and determines market value by using sales of property in that class

LETS TALK ABOUT MASS APPRAISAL

If I were to sell this group of toys on Ebay, what would I have to do first?

First, I would have to find out whatthey are worth. In order to do that,I must separate by size andcategory.

Secondly, I would determine the value ofeach item depending on which category itfell into. I can separate this group of toysseveral different ways, but I will keep itsimple.

Baby Toys Toddler Toys

Then, I would sort by size anddetermine a price for each item.

Baby Toys Toddler Toys

$1.00

$3.00

$10.00

$2.00

$15.00

$25.00

$5.00

$20.00

This is the same concept as Mass Appraisal

First, we look at the property that has sold. Second, divide property up according to the number of

acres and by school district Third, establish a price from the sold property for all

property within each school district.

THIS IS MASS APPRAISAL!

However, adjustments will be considered if your property has issues that might adversely affect the market value.

FAYETTE COUNTY BREAKDOWNS RURAL ACREAGE By school district By subdivision (if

applicable) By acreage

HOUSES By school district By subdivision (if

applicable) By square footage By construction quality,

graded with a 1 through 8. (8 is the highest grade construction)

MV (brick/stone) versus F (frame) MV is more valuable

QUICK TIP When looking at rural properties remember that

one piece of property may have two or more appraisal cards (and property numbers).

The acres under the homestead should be valued at the same rate as the rest of the acreage.

In order to get the total acreage for valuation purposes, you must add all acreage with the same ownership together.

Example: 1. 5 acres under homestead + 48.5 acres = 50 acres

Value will be determined by the total size of the property and Compared with the sales of other tracts in the same size category.

QUICK TIP When considering whether your house square

footage is figured properly you must measure around the outside of the house.

Porches are considered, but their square footage is considered separately from the square footage of the house and is measured around the outside.

Example: Square footage of house = 1800 sq. ft. Square footage of porches =200 sq. ft.

Market value of square foot/house + market value of sq. ft./ porch = appraised value of house

YOU HAVE A RIGHT TO PROTEST The appraised value of your property if you feel it

is too high (REMEMBER: FCAD only sets the property value, not the tax rate.)

Unequal appraisal of your property if you feel your property is valued higher than similar properties

You have been denied an exemption (ex. Agricultural, homestead)

Any other action by the district that affects the property owner

YOU MUST FILE YOUR PROTEST ON TIME

File no later than the 30th day after the date that notice to the property owner was delivered to the property owner

TWO WAYS TO ARGUE YOUR CASE

Market value Equal and uniform

MARKET VALUE

Does the district have the right information? Is there something that has not been taken into

account? Needed repairs Nearby property that will lower your value

Interior has some issues!

Your Next Door Neighbor

IF YOU HAVE THESE ISSUES…

Contact the district Bring pictures

COMPARE YOURSELF TO OTHERS

Must compare apples to apples Must be in your same group or category (ie:

subdivision, similar number of acres) Find other recent sales Texas is a non disclosure state FCAD will give you sales after you file for a hearing Realtors may make this information available

EQUAL AND UNIFORM Look for properties very similar to yours Same subdivision (subdivision listed on tax

statement) Age of house similar Quality of construction similar Size of house similar Similar features Similar number of acres in same school district

(rural) Visit the FCAD website or use the FCAD officecomputer to find comparators. Ask for theappraisal card of the property you wish tocompare yourself to.

NOT A GOOD COMPARISON!

Your Home Your Neighbor’s

TRY AN INFORMAL APPEAL FIRST

Call the office 979 968-8383 Make an appointment to sit down with an

appraiser Bring your proof—pictures, documents

THE FORMAL HEARING

Be on time Bring evidence and copies for 7 people Remember the ARB members are your neighbors They are like a judge and jury and will hear

evidence from both you and the FCAD Make your presentation short and to the point

Remember the Appraisal Review Board cannot lower your appraisal without evidence!

Useful Websites

Texas Comptroller www.window.state.tx.us/

Fayette County Appraisal District http://www.fayettecad.org/