Saturday, April 17, 2010

“Planet Election Guide: Property tax hike” plus 2 more

“Planet Election Guide: Property tax hike” plus 2 more

Planet Election Guide: Property tax hike

Posted: 17 Apr 2010 07:12 AM PDT

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Five Filters featured article: Chilcot Inquiry. Available tools: PDF Newspaper, Full Text RSS, Term Extraction.

Assessor tries to simplify stateâs complex property tax laws

Posted: 17 Apr 2010 03:09 AM PDT

BISBEE — "Arizona has one of the most complex property tax laws in the nation."

County tax assessor Phil Leinendecker set about explaining just how confusing property valuations are as well as how important it is for the county's properties to be appropriately valued. The state mandates that valuations be done annually and the county has been under an order to get caught up with property in the Sulphur Springs Valley, Willcox, Bowie and Pearce areas.

That's where the confusing part comes in, he told the Board of Supervisors in a recent work session. "When the real estate market is booming, there's not a problem. When it falls off, it takes a few years to catch up to the market decline."

Recently, county property owners received their valuation notices for the 2010 tax year. However, those valuations are based on market sales from 2008, said Leinendecker. This is also confusing to taxpayers. The valuation year is always behind the tax year. Market values and sales were not yet in a decline in 2008. In some areas of the county, real estate values have barely declined at all, as with Bisbee.

Sales activity dropped nearly 75 percent in 2009 and some rural vacant parcels lost 20 percent of value, added Leinendecker.

The 2011 tax year assessed valuation will be of market values of 2009.

In an overview of the duties of the state Department of Revenue and the assessor's office, he said the values of utilities, airlines, railroads, mines and other geographically dispersed properties (properties that encompass more than one county or state) are determined by the DOR. Those figures are transmitted to the county Board of Supervisors for entry on the county tax rolls for levy and collection of property taxes.

County assessors, utilizing appraisal standards and manuals prescribed by the DOR, are responsible for assessment of other classes of property, including residential, commercial, industrial and agricultural properties, he explained. His office must locate all taxable property in the county, assign a classification and then perform the valuations. These tasks are performed by searching deeds of transfer, mapping new subdivisions and following parcel sales and splits and checking new construction permits.

A big task is keeping up with changes in property ownership to be sure the tax bill goes to the right person, he added.

Staff from the assessor's office will also visit property where construction is taking place to take measurements of any new additions or outbuildings. "We can access the property to do this, but if we are asked to leave, we do. We then take estimates of measurements and use those figures for new valuations of properties."

To determine a property's value, residential, commercial, industrial and vacant land are assessed on fair market value. The special statutory valuation method is applied to agricultural land, shopping centers, golf courses and common areas.

In order for land to be granted ag ranch status, there must be at least 40 head of cattle on the property. In some areas of the county, the standard of one cow per 80 acres is required due to meet the dietary needs of the cattle. Value for farmed land is based on the income from the crops.

There are exemptions as well that must be considered in the valuation process, stated Leinendecker. For example, widows and widowers, those that are 100 percent disabled and certain organizations get a reduction of around $3,445. There is also a senior freeze which holds valuation rates on a primary residence for three years for those 65 years and older if they meet the income limit and residency requirement.

Appeals of valuations or classifications for locally assessed properties have to be filed by April 30. Forms are online at: www.azdor.gov/Forms/Property.aspx .

Just The Facts

More about how valuations are assessed can be found on the county Web site: http://cochise.az.gov/ and under the department tab, select assessor's office. The assessors can be reached at 432-8650.

Five Filters featured article: Chilcot Inquiry. Available tools: PDF Newspaper, Full Text RSS, Term Extraction.

A drop in property tax revenue affecting Conejo Park District

Posted: 16 Apr 2010 08:30 PM PDT

The Conejo Recreation and Park District will have to cut about a half-million dollars in its budget to compensate for a drop in property tax revenue.

District General Manager Jim Friedl said the proposed budget for the 2010-11 fiscal year, which begins July 1, was already scaled back in anticipation that property taxes would increase by just 1 percent last year. In reality, the district's share of property tax revenue is projected to drop by 2 percent to 3 percent.

"The district has never in its 43-year history had a negative property tax income," Friedl said. "This is a first for us."

What this means, Friedl said, is the district must find ways to trim $500,000 from its spending next fiscal year.

"Where it's coming from, we haven't worked that out yet," he said.

Joe Gibson, chairman of the district board, said he and his fellow directors have been keeping track of the situation. He is confident there won't be a cut in services or staff.

"We're not looking at cutting services. Some of our expenses can be deferred and we can put off some capital improvements. It just means we won't be able to do some things as soon as we want to," Gibson said.

One factor that may ease the financial pain is the rainy winter weather.

Friedl said the park district has been working hard to reduce its water consumption in the face of an expected hike in the cost of water because of the ongoing drought. "Weather can really affect our bottom line because we can spend $1 million a year on water," Friedl said.

"We'd budgeted for a big jump in water rates, so if we can scale back our use and have the weather help us out, then we can save some money there," he said.

The situation was set out before the district's board at its regular meeting on Thursday.

At the next four meetings, which are held on the first and third Thursday of the month, there will be a public hearing on the budget so anyone who wishes to make suggestions about ways to save money can address the district board.

A revised budget taking the shortfall into account should be ready by mid-June, Friedl said.

Five Filters featured article: Chilcot Inquiry. Available tools: PDF Newspaper, Full Text RSS, Term Extraction.
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