You have questions, we have answers
If you care about your property tax bill, you should pay attention to your house's property valuation.
Your valuation is half of the equation that determines your annual tax bill, and it's the key reason that you'll pay more, less or the same as your neighbor.
A valuation is supposed to reflect the actual value of your house. It's multiplied by your area's property tax rate to produce your tax bill for schools, city and county governments and other taxing entities.
Fair and accurate valuations assure that everyone pays property taxes in proportion to their property's value. The tax system's fairness breaks down when property valuations are out of whack.
County assessors set property valuations, which can be adjusted annually to reflect changes in individual properties and in the housing market. If someone renovates a dilapidated dwelling, the valuation usually goes up. If house prices slump, valuations might go down.
Many valuations are fairly close to true market prices. But a substantial number are not.
That's because county assessors are only estimating your house's value. In fact, unless the house has just sold, no one — not even you — may know exactly what it's worth. In addition, the county's appraisers lack detailed knowledge of your house's strengths and flaws.
The assessor's staffers usually haven't been inside your house, so they don't know about that fancy granite countertop — or the crack in your basement wall. Instead, they make valuation estimates using mass appraisal methods, relying heavily on computer models that take into account your house's general characteristics and sales trends over the past few years.
In practice, those methods don't produce perfect accuracy for individual houses. While the State of Nebraska calls for valuations to fall between 92 percent and 100 percent of market value, counties can pass muster with the state if the average house in a particular area fits into that range — even if many properties miss the target.
Your valuation should be accurate and fair. Accuracy means the valuation should be close to what your property is worth. Fairness means the valuation should be similar to comparable houses.
If your house sold recently for less than the current valuation, you have some evidence it's being valued too high. The same is true if your house is valued higher than similar houses nearby.
Other protests can be based on things you know about your house. A house might have hidden flaws or need repairs. Or the assessor's valuation might be based on incorrect information, such as the home's size or features.
In comparing houses, you should dig deeper than house style and square footage alone. Many factors go into a house's value: objective details such the number of bathrooms and size of the garage, and subjective qualities such as the condition of the house and the quality of construction. Take those things into account in selecting comparable properties for a valuation protest.
Protests may be filed with the county Board of Equalization during June. You can protest whether or not your valuation was increased this year.
Don't expect to win with a general rant about high property taxes or an emotional plea that you can't afford taxes on an increased valuation. You need evidence that the valuation is wrong.
Everyone lives in a neighborhood. Sometimes it can be tricky to define that area, though. Is it a block? A subdivision? Something broader?
For this project, we carved counties into neighborhood areas to help zero in on real estate sales and valuation trends in a specific, identifiable area. Our neighborhoods usually are bigger than a single subdivision and smaller than a ZIP code. We've tried to strike a balance between narrow areas that lack enough properties to show a trend and large areas that don't provide meaningful information about where you live.
We drew the lines based on natural boundaries, major streets and traditional neighborhood definitions. We considered factors such as school attendance zones, neighborhood associations and Census population groupings. In the end, we had to use our best judgment.
Each neighborhood is identified by a short name that reflects a key landmark, elementary school or major subdivision. That might not be what you call your smaller neighborhood, but in many cases, we list additional names of subdivisions, parks or schools that help describe each neighborhood.
Let us know how we did. And tell us if you think there are other names that can help describe the neighborhoods we've outlined. We plan to polish this effort each year.
If you built your home in the last several years, your property is probably not in our records. We like to have homes at their full valuation for multiple years. Curbwise tracks residential parcels in Douglas and Sarpy County that meet these conditions:
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