adminElizabeth Orosco
Northeast News
Thousands of Jackson County residents have seen a dramatic increase in property tax bills.
Some residents in Northeast Kansas City have seen as much as a 500 percent spike from last year.
One property in Historic Northeast rose from $39,262 market value in 2018 to $102,611 market value in 2019.
The market value is determined by the County Assessor, based in January of the current year. The assessor must establish the fair market value of property by January 1 of the reassessment year.
Real estate in Missouri is reassessed once every odd-numbered year (2017, 2019, etc.).
The market value of a property is determined based on factors such as square footage, number of bedrooms and bathrooms, other general attributes and nearby sales.
The assessment rate is then applied to determine the assessed value. In Missouri, the rate for residential properties is 19 percent and 32 percent for commercial properties.
After the assessed value is calculated, the tax levy is applied.
“Proper assessments assure that there is adequate funding to provide vital services to the county,” said Gail McCann Beatty, according to the Jackson County website.
McCann Beatty was named director of the Jackson County Assessment Department in 2017.
What can residents do if they believe their property tax bill is incorrect?
Request an informal review
If a property owner believes the assessed value does not accurately reflect the value of the home, the owner may request an informal review to appeal.
Those who choose to request an informal review with the Assessment Department must complete the informal review request form online at www.jacksongov.org/reivew or by calling (816) 881-4601 during regular business hours (8 a.m. – 5 p.m., Monday – Friday, excluding holidays observed by Jackson County) on or before Monday, June 24, 2019.
Because the property value is determined by computer data which is based on aspects of the home such as square footage and number of bedrooms and bathrooms, residents should check the accuracy of the basic information of the home which could impact the home’s assessed value.
Residents filing an appeal must prove the value of the property by gathering supporting evidence and bringing it to the Assessment Department.
Such evidence could include the recent sale of the property and/or a recent appraisal of the property, closing statement, estimate for repairs, a statement of construction cost (if recently built), income and expense operating statements for a three-year period, rent roll or leases, depreciation schedules and/or sales of three to six comparable properties.
The Assessment Department may also take into consideration the cost to cure items of deferred maintenance, current photos of condition (interior and exterior) and written estimate of repairs from a legitimate contractor (on foreclosures, rehabbed and new purchased properties).
Any inaccuracies in the assessment should be documented. Any features the assessor may not have considered when valuing the property should also be notated, including damage to the property.
When gathering information on the price of comparable properties, residents are encouraged to work with an agent to get data from a Multi Listing Service.
An MLS is a private offer of cooperation and compensation by listing brokers to other real estate brokers.
Agents will be able to access information that most accurately reflects the actual value of the property.
While there is dispute on where to gather the most accurate information regarding the actual value of a property, a spokesperson with Heartland Multi Listing Service said residents can work with a licensed real estate professional who would be able to provide guidance on current market value of the property.
“A certified appraiser can provide the most accurate valuation of the individual property in question,” the spokesperson said.
Gathering information from sites such as Zillow and Trulia is problematic because these portal sites do not receive actual sale price information from Multi Listing Services.
“Their data is based on their own proprietary algorithms to produce estimated home values,” the Heartland spokesperson explained. “These values may or may not be current or accurate.”
Even data from the County Assessor’s office or Register of Deeds could not reflect accurate, up-to-date data.
While an appraiser is able to get accurate market data, residents should weigh the cost of the entire appeals process versus the amount they are actually hoping to save.
The average cost of home appraiser for a single-family home ranges between $300 and $400.
File an appeal with the Jackson County Board of Equalization
If a resident disagrees with the result of the informal review, or chooses not to request an informal review, an appeal can be made with the Jackson County Board of Equalization (BOE).
The Jackson County Board of Equalization is an independent Board composed of citizen taxpayers of Jackson County.
An appeal can be made to the BOE concurrent to a request for an informal review, or a resident can wait to determine the outcome of the informal review before filing an appeal with the BOE, as long as it meets the BOE deadline.
If a resident comes to an agreement at the informal review, the individual will need to submit in writing the request to withdraw the appeal to the BOE. However, if the individual disagrees with the result of the informal review, the BOE appeal may proceed.
Along with the appeal form, residents should also provide supporting documents to the BOE as in the informal review.
The BOE will then notify the resident of the date, time and location of the scheduled hearing. The board members will make a decision after hearing evidence from the assessment department staff and the resident and reviewing the supporting documents.
Appeals to the BOE will determine market value of the property in question, not the amount of taxes that are set by taxing authorities.
The deadline to file an appeal with the BOE is Monday, July 8, 2019. Residents can email BOE staff at boardofequalization@jacksongov.org or call (816) 881-3309.
The Jackson County Assessment Department has the right to recommend an increase or decrease or to maintain the current market value of the appealed property.
File an appeal to the State Tax Commission
If an individual disagrees with the result of the informal review and Board of Equalization, they reserve the right to file an appeal with the State Tax Commission, an administrative agency under the direction of three commissioners who are appointed by the governor and approved by the Senate.
The State Tax Commission is given the responsibility of ensuring the uniform and equitable assessment of all taxable tangible property in the state.
Appeals to the State Tax Commission must be filed within 30 days of the Board of Equalization’s decision or by September 30, 2019—whichever is later.
Determine if you qualify for assistance
The Missouri Property Tax Credit Claim gives credit to certain senior citizens and disabled individuals for a portion of the real estate taxes or rent they have paid for the year.
The credit is for a maximum of $750 for renters and $1,100 for owners who owned and occupied their home. The actual credit is based on the amount of real estate taxes or rent paid and total household income (taxable and nontaxable).
For more information about the Property Tax Credit, call (573) 751-3505 or visit the Missouri Department of Revenue website.
The Senior Citizen Quad Payment Program gives Jackson County seniors the option to spread payment of their county real estate tax bills over four equal installments—without interest or penalties applying.
The installments are due December 31 of the tax year and then February 28, May 31, and August 31 of the following year.
For more information on the appeal process or questions about your tax bill, visit www.jacksongov.org or call (816) 881-4601.
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