Go to the MCAD website to find your property.
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1 My Appraisal Each year the amount of property taxes you pay is determined by the Assessed Value of your home multiplied by the tax rate ( $ per $100 of Assessed Value ) applied by each taxing entity such as the local School District and the County of Montgomery. In total, our rate in Bentwater is about $2.70 for every $100 of Assessed Value. So, for every $10,000 you can reduce your Value, you save $270 in taxes. The Montgomery County Appraisal District (MCAD), which determines your Assessed Value each year, uses an appraisal process that is based on comparing your home against recent home sales ( referred to as comps ) in your neighborhood. Once the comps are established, MCAD uses a model to normalize your home against the comps. Some of the factors used to normalize your home include living area (sqft), the Class of your home versus the Class of the comps, any extras such as a swimming pool, size of lot, and other factors. The model cranks through all these factors and provides an estimate of what your house is worth ( if you were to sell it) as of January 1 of each year. If you want to understand the fairness of your Value, and if you want to be prepared to protest your Value on a sound basis, you need to understand what the homes in your neighborhood are being appraised at and you need to know what home sales have occurred in your neighborhood. Whether we agree or not, MCAD has chosen to divide Bentwater into 56 separate Neighborhoods for the purpose of determining Values. Simply put, it is possible that you and your next door neighbor are in two different neighborhoods and are not being evaluated on the same comps. The BCA is offering a concept that attempts to mimic the MCAD process. Not to be confused, we concentrate on the Appraisal Value, which is what MCAD believes your home is worth ( the Assessed Value is simply the Appraisal adjusted for certain factors such as the Homestead limits ). In 2010 we developed the neighborhood data ( including home Appraisal Values and home sales over the last three years ) for 20 of the 56 Neighborhoods. Going forward we hope to add more neighborhoods while updating our current data base. Armed with the neighborhood data, you can determine: - Is my Appraisal Value ( on a $/sqft basis ) out of sink with most of my neighbors? - Is the value of my Land higher than others in the neighborhood? - What is the value of homes sold in the neighborhood versus my Value ($/sqft)? - What is MCAD using as the comps? a) are the comps too old? b) what comps would I like to use ( from my neighborhood )? c) if there are no recent sales in my neighborhood, what is MCAD using? The more you know about your neighborhood the more successful you can be in protesting your Appraisal Value. One final thought, success at MCAD is largely determined by the individual appraiser you are dealing with. Some appraisers are more receptive to your arguments and will work with you. The BCA Program can not overstress the importance of neighbors sharing their experiences with other neighbors. If enough neighbors protest and share their experience, eventually one of the neighbors may talk to a receptive appraiser and have success. This success can then be leveraged to other neighbors. You would be surprised by how well neighbor talking to neighbor can produce significant results in protesting your Appraisals. The first step in evaluating the fairness of your Appraisal Value is to understand the data being used by MCAD to evaluate your property. On the next several slides, we will take you through a step-by-step process to look up the MCAD information on your property. Once your master this, you will have access to all properties in Montgomery County.
2 Go to the MCAD website to find your property The MCAD website is open to the public and you can obtain appraisal information on every property in Montgomery County. What follows is a step-by-step walk through the website.
3 When you go to the MCAD website, the opening page is shown here. As you can see, there are a few options to choose from but to obtain information on properties you want to go to Records. Click on Records
4 To access Records, Click on the button shown here
5 Search by Address This page presents many options to Search for properties but we suggest that the easiest way to find what you are looking for is to search by the address. Click on the Address Search.
6 When searching for a property by providing the address, make sure that the address number is in the appropriate space ( street number ) and that the street name is in the appropriate space ( street name ). Note the suggestion about avoiding prefixes and suffixes in the street name. You will also find that it may take a couple of tries before you find the form of the street name that works with the MCAD search. Make sure you check the exact box. After filling in the street address, click the Search Button
7 Click on the Property ID You may find that some addresses will show more than one property. This will occur because there are actually duplicate street names in more than one development in the County. Be sure to select the Bentwater property which will be clearly identified. Information on the desired property is retrieved by selecting the Property ID. Click on the Property ID number
8 Additional Data Neighborhood Land Appraisal Value Improvement Appraisal Value Assessed Value This data sheet contains almost all the information you will need to evaluate your Appraisal, except for Living Area ( sqft ) and Class which will be explained later. The first information to note is your neighborhood designation; the six digit number will allow you to receive a spreadsheet ( from the BCA) showing appraisals for all your neighbors and the recent home sales ( comps ) that have occurred in your neighborhood. You can view the data for your neighborhood on the BCA website ( Neighborhood button ) if your neighborhood is available. Armed with the Neighborhood data, you can evaluate the fairness of your Appraisal and develop a sound argument to protest the Value generated by MCAD. Your Appraisal Value is made up of two pieces, the Value of your Land and the Value of the Improvements on that land. These two values are added together to make up your Appraisal Value. If there are no adjustments for special use or the Homestead, the Assessed Value will be equal to the Appraisal Value as shown in the example above. The Assessed Value is used to calculate your taxes. Note that there are additional data bases ( History, GIS Map, Datasheet ) that can be accessed for information on your property.
9 Improvements Data Homestead Adjustment The Assessed Value ( this is the value used to calculate your taxes ) will not always be equal to the Appraisal Value. By law, school taxes are frozen for homestead residents who are either Disabled or have reached the age of 65. And by law, MCAD can not raise your Assessed Value by more than 10% in any given year. If either Homestead situation comes into play, the Assessed Value must be adjusted. In the example above, MCAD must subtract ($37,510) from the Appraisal Value ($431,180) to hold their desired increase in the Assessed Value to under 10%. Many people are satisfied with the adjustment but don t be fooled. First, until you reach the age of 65, the higher Appraisal Value is what MCAD believes your home is worth and they have every intention of raising you to that value in the future. If the Appraisal Value is too high today, you should protest. Secondly, if you are receiving a Homestead adjustment because you are 65 or Disabled, this only impacts your school tax as the other taxing entities use the unadjusted number. So, there are plenty of reasons to resist any increases in your Appraisal Value. Even if your Value did not change versus last year, it may not be fair in the first place. The best way to compare Appraisal Values among various homes is to compare the value per square foot of living space ( $/SqFt ). We have most of the data to accomplish this accept for Living Space (SqFt). To obtain this information, click on Imp 1
10 Open up the Main Area Class The Improvements 1 page provides significant information on the building itself ( information on other improvements such as a swimming pool are found on other Improvement pages ). As indicated, this home consists of six (6) Segments that make up the Main building, including two floors, a garage and several porches. The Main Areas ( air conditioned living space ) are what we will use to determine the square footage (SqFt) of the home for purposes of calculating Appraisal Value per square foot ($/SqFt). We will make all of our comparisons on the basis of $/SqFt for each home. In the example above, we will want to add the SqFt of the 1 st and 2 nd floors together to determine the total area to be used in our calculations. To find the area data, open up the Main Area and Main Area 2 nd Floor ( click on the MA & MA 2.0 buttons ). Another important piece of data on this page is the Class, which is shown here to be 7+. MCAD provides a Class for every home which is supposed to reflect the complexity and relative replacement cost of the home. This is one of the factors used by MCAD to normalize your Appraisal Value to the comps. The higher the Class, the higher the Appraisal. So, it becomes important that you know the Class of your home, the Class of the homes in your Neighborhood, and the Class of the comps being used to determine your Appraisal. As a general rule, your Class should not be higher than that of your neighbors, and MCAD should not be using comps that are higher in Class than your property unless substantial adjustments are made to compensate your Appraisal Value.
11 The Main Area data page provides further information on the home including inside and outside finishes, fireplaces, bathrooms, plumbing fixtures, etc. These factors can all be used by MCAD in evaluating your home against recent home sales in the Neighborhood. You should make sure that MCAD has the correct description of your home. This page provides the Area of the main floor, shown here to be 3045 sqft. This area, when added to the 2 nd floor area, provides the area ( SqFt ) that will be used in all our calculations. Once you have a good understanding of the data MCAD is using for your home, you are in a position to evaluate the fairness of your Appraisal Value. The Neighborhood Spreadsheet ( example on the next page ) will provide all the information you need to judge your Value and will help you develop a protest argument. Use your Neighborhood designation to determine if the neighborhood spreadsheet is available on this website. Turn to the next page
12 2010 MCAD Appraisal Data Bentwater Resales ADDRESS SqFt Land $ IMP $ $/SqFt 2007 $ $/sqft 2008 $ $/Sqft 2009 $ $/Sqft 2 BROOKGREEN CIR BROOKGREEN CIR BROOKGREEN CIR BROOKGREEN CIR BROOKGREEN CIR BROOKGREEN CIR BROOKGREEN CIR BROOKGREEN CIR BROOKGREEN CIR BROOKGREEN CIR BROOKGREEN CIR WOODSHAY WOODSHAY WOODSHAY CT WOODSHAY CT WOODSHAY CT WOODSHAY CT BRISTOL CT BRISTOL CT BRISTOL CT PROMENADE BENTWATER BAY CT BENTWATER BAY CT FAIRWAY PARK FAIRWAY PARK FAIRWAY PARK FAIRWAY PARK FAIRWAY PARK FAIRWAY PARK FAIRWAY PARK Neighborhood Average = 114 Bentwater Average Interior Lot Resale= Resales in RED are foreclosures Once you have a clear understanding of the data ( sqft, Land value, etc ) being used to describe your home, you can evaluate the fairness of your Appraisal Value by studying the data for your Neighborhood as shown in the example above. In this example ( a neighborhood made up of Interior Lot homes ) the average Appraisal Value is $114/sqft. This seems high compared to the resales that have taken place, especially since there have been two foreclosures. MCAD is now required by law to consider foreclosures in their selection of comps. A further argument is the fact that the average Interior Lot resale across all of Bentwater in 2009 was at $88/sqft. Therefore, the homes in this neighborhood should be appraised more like $90-100/sqft to be fair. As you can see, most of these homes have a strong protest argument. Return to Property Tax Home page to see if the data for your Neighborhood is available. From the Property Tax Home page, click the Neighborhood button
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