citiCite
FORUMS PHOTOS GROUPS EVENTS WIKI
CREATE ACCOUNT | LOGIN
Mueller Community (change)
Forums
You are NOT logged in.
RSS

2011 TCAD valuations
All of the following posts have been contributed by citiCite members.
Viewing 41 to 50 of 106 posts ( First Prev 1 2 3 4 5 6 7 8 9 Next Last )
Page Header Image
Forum Navigation

Recent Forum Posts

Upcoming Events
Sorry, but there are no upcoming events.

User Profile Image
eagertomove
Mueller Community

Posts: 119
Joined on November 23rd, 2007
2011 TCAD valuations
by eagertomove on May 31st, 2011

Please allow me to give some background information about my previous tax protests. We have lived in Austin since 1989 and have purchased/lived in 5 new homes. These were located in subdivisions that were being developed and were all hot commodities in their day and time. I am telling you this as I believe the Mueller situation with new houses is different than say comparing houses in Hyde Park or Terrytown. It is also the same scenario that we have experienced five times....new subdivision, new homes, are the taxes playing out the same for everyone. I had found in the past that I might not like my tax appraisal, but if the taxes were being equally increased for everyone on a neighborhood, or on a street, then there really wasn't much you could do at a tax hearing.
Then comes Mueller. In 2009 I started seeing a trend that I could not understand. I was able to lower the appraisal that year by submitting our closing statement. In 2010 and 2011 my research showed that the trend was continuing. What is it you ask????? We live in a Meritage home. One of the first to be built. The houses across the street are Standard Pacific. I could not figure out why our house was increasing in tax valur in such a rate that this year it is valued more than the same size SP house which originally cost maybe $60000 more. I don't remember the prices from 2007 but in the Pioneer program we chose Meritage because that was in our budget and Sp was not. Now according to the tax appraisal good fortune has blown my way and all of the other Meritage homeowners on my street. We have manged to buck the national trend and set a yearly 10% increase in value while our neighbors who paid more for their homes have suffered a decrease in value.
Seriously, I had my informal meeting today and since we had refinanced last year and had an appraisal from the refinance that would show a large difference from what the county showed, I thought this would be my easiest tax protest ever. Wrong!!! Since it amounted to more than a 10% decrease their man in the back room (like a car dealership) wouldn't sign off on it so we will be heading to the formal meeting next week. Buttt. what is the reason behind my ranting? The lady I worked with today (and all the ones I have talked to at informal meetings have been cordial, although if you don;t have anything substantial to back up your claims you will find yourself at the exit rather quickly). Back to the reason... it was explained to me today that although we live In Mueller, groups of houses are listed by neighborhood code. Thus, I can't compare my Meritage home to a Standard Pacific across the street as it is in a different "neighborhood." You can find this listed on the tax evaluation. In otherwords, the whole Mueller area is not looked at as being the same. This has nothing to do with affordable or not. I am not sure if it is truly based on type of home or builder. What I do know are the facts:
Percent in dollar changes from 2009 to 2010:
my house 15.63%
3 houses across the street -3.54%,-3.76%, -3.85%
That adds up to a 20% difference intaxes based on what side of the street you live on.
Note, tonight's entry is my rant. After I calm down I will share some tips on where you can easily get the type of info you need for your protest.

 
User Profile Image
eagertomove
Mueller Community

Posts: 119
Joined on November 23rd, 2007
2011 TCAD valuations
by eagertomove on May 31st, 2011

The following are ideas for information that I have used in the past. One thing that some people don't realize is the amount of real estate information that is public information. I understand that some might feel they are invading their neighbor's privacy by researching their tax and real estate information, but it has been public information in the past, it is just easily accessed today. You can pay agents to do this and they are no doubt better at it than a homeowner. But, the basic information you need can be easily accessed on the internet. There are two places to research: the Travis Appraisal District and the Tax Collector.

The appraisal district has sent you the information you have received stating their appraised value. The tax collector's site will show the bill you received last fall. You probably paid those taxes last Dec or Jan. There was also a backside to your bill. That side showed a set of tax breakdowns for the last 5 years. Probably half of those will be before you owned the house and will be for land only. But, there were be 2009 and 2010 information on any house you want to research. You can combine that with the 2011 appraised values from the appraisal district and then have three years to compare and find out how you stand.

Both sites allow search by address. On the tax collector site you will eventually see"original tax statement" and that will bring up the info mentioned above.

The real estate site mentioned in other posts, I think it is Redfin, does seem to allow access to actual sold prices after registering. I believe this info was only available to those that had MLS access. At least, for us, we used to have to get this info from our real estate friends.

In my previous post i ranted about the fact that I was told at the tax office that Mueller is divided into "neighborhoods." This neighborhood code is located on the appraisal district site. I would be interested to find out if other people who have different builders on opposite sides of the street find that they live in different neighborhoods.

The tax office does not receive an automatic notice of your sales price on a new home like these in Mueller. You might remember receiving a letter from them asking what you paid for your home. You don't have to return that letter, so at the start of the taxing on your completed home some people have fessed up and told the tax collector what they paid and others have not. At some time the tax folks have been to see your home and take pictures before you moved in. At that time they started making their initial evaluation. That might be more or less than what you paid. If less I doubt that you would run to the tax office to tell them that you paid more. If it was more then you probably would have used your closing statement to get your tax evaluation lowered. When a home sells again its price will be in the MLS and that information is used by the tax office. Thus, Mueller residents will have roughly three years of info to use. 2008 was mostly construction values and harder to compare.

My experience has been that you need your information and it should be sound. It is a numbers game and they like their math over there.
 
No Image Available
SleeperService
Mueller Community

Posts: 186
Joined on July 17th, 2008
2011 TCAD valuations
by SleeperService on June 1st, 2011

All good advice -- it certainly is a numbers game.

one comment though...

technically the tax people are not allowed access to the MLS - this would violate the principle of the non-disclosure state rules. I'm sure they see some sales records and no doubt people bring the records in ... but they technically are not allowed to comb the mls...

I would be interested to see the sp valuations... ?

Cheers
Ezra.
 
No Image Available
commuter
Mueller Community

Posts: 147
Joined on January 23rd, 2008
2011 TCAD valuations
by commuter on June 8th, 2011

Does anyone have recommendations on who to use for professional representation to protest at TCAD? I tried doing it myself last year and clearly they and I were not speaking the same language. Thanks in advance.
 
User Profile Image
jen-eric
Mueller Community

Posts: 59
Joined on December 6th, 2008
2011 TCAD valuations
by jen-eric on June 8th, 2011

We have our informal hearing coming up next week and I was just wondering if anyone else has had one yet for this year and has any update to report on the effectiveness of particular info or strategy.

Our home went up by 15% and is appraised by TCAD at $40K higher than the value it was given at our re-fi in January. I'm hoping that will help, but after reading the comments above I'm a little nervous that I'll need something stronger.

Any tips??
 
User Profile Image
GarrethWilcock
Mueller Community

Posts: 480
Joined on February 23rd, 2008
2011 TCAD valuations
by GarrethWilcock on June 9th, 2011

Quote:
We have our informal hearing coming up next week and I was just wondering if anyone else has had one yet for this year and has any update to report on the effectiveness of particular info or strategy.

Our home went up by 15% and is appraised by TCAD at $40K higher than the value it was given at our re-fi in January. I'm hoping that will help, but after reading the comments above I'm a little nervous that I'll need something stronger.

Any tips??


Was your appraisal in January 2011 or January 2010? If it was 2010 it probably wouldn't count for much. Otherwise, it should be good.

The informal appraisers don't have the authority to reduce the value too much, so you may need to take it to the formal.

Garreth

 
User Profile Image
GarrethWilcock
Mueller Community

Posts: 480
Joined on February 23rd, 2008
2011 TCAD valuations
by GarrethWilcock on June 9th, 2011

Quote:
We have our informal hearing coming up next week and I was just wondering if anyone else has had one yet for this year and has any update to report on the effectiveness of particular info or strategy.

Our home went up by 15% and is appraised by TCAD at $40K higher than the value it was given at our re-fi in January. I'm hoping that will help, but after reading the comments above I'm a little nervous that I'll need something stronger.

Any tips??


Was your appraisal in January 2011 or January 2010? If it was 2010 it probably wouldn't count for much. Otherwise, it should be good.

The informal appraisers don't have the authority to reduce the value too much, so you may need to take it to the formal.

Garreth

 
User Profile Image
eagertomove
Mueller Community

Posts: 119
Joined on November 23rd, 2007
2011 TCAD valuations
by eagertomove on June 10th, 2011

We had our formal meeting this week and we were able to lower our taxes about $35,000. I felt we had a case for more, but we were pleased with that outcome. I spent about 10-12 hours in prep time before the meeting. That included my research, taking pictures of houses I was comparing, and preparing packets for the meeting.
Here are a few tips:
The meeting room will have the three community members facing you and the tax man will sit next to you. He has a computer set up where each person is able to view a monitor showing his information on your house and the tax comps on your home. As you present information, he will be accessing tax info on what you are presenting and will later show that on the monitors. This is a meeting under oath, so all information you present will be collected for their file and any future legal questions. I found it important for each person to have a packet of all info so they can individually look it over. At the informal they had said one copy was enough, but I disagree on that.
You will present your information, the tax man does his rebuttal(you can not talk during this) and then you have a rebuttal. The three person board then asks questions and after those are answered they will discuss and then make a motion on setting your tax appraisal. Their decision is mostly based on info from the tax man and your job is to show that it is wrong in some way.

Personal Views: As I had previously noted, Mueller is divided into "neighborhood codes." I can understand this as a way to fairly appraise the wide range of home values. But, with it being a new neighborhood, and because Texas is a non disclosure state, there can be glaring examples of where the taxing is not fair or equal.
I focused our protest on only the homes that are our model and built at the same time. Within that group there was about a $50,000 difference between the homes with ours at the top end.
We had a refi appraisal from July 2010. This was key to our protest. One reason is that there have been few Meritage resales of any of their homes and none of our model that I know of. The refi used Meritage homes for three of the four comps. On the other hand, the tax appraisal was based on homes that were not Meritage.(This is the "evidence" that you have a right to, but must ask for) When the tax man presented his information they use a google type map showing the tax comp houses. It is important to have an idea of what they are using. Important to our success was showing that the tax comps were not fair and our refi appraisal was more accurate.
The most important aspect I believe for Mueller taxing is the neighborhood codes. My rebuttal info pointed out that the house across the street (different builder) had actually declined in value and ours increased to the point there was a $100,000 difference for two same size houses. I had used examples of that model only to show the same was true in all areas of Mueller. Using this information can easily show that there are different tax increases occuring in Mueller, but I found that focusing on one home very much like mine but of a differnt builder and neighborhood code made it easier to show the panel what was taking place.
Bottomline: Some sections of Mueller have homes that have increased in value no more than $1000 since purchased. Those homeowners have a different viewpoint on this situation. Other sections have increased 10% each year. Those taxpayers can probably find reasons to protest their taxes if they have the evidence to back it up.
 
User Profile Image
shellrose
Mueller Community

Posts: 230
Joined on June 20th, 2008
2011 TCAD valuations
by shellrose on June 27th, 2011

Can someone tell me how I go about getting a list of houses that are used as comps for our house. Is it on the TCAD website? Do you have to go to the Tax Assessors office?

Thanks
Shellie
 
No Image Available
commuter
Mueller Community

Posts: 147
Joined on January 23rd, 2008
2011 TCAD valuations
by commuter on June 27th, 2011

You can ask for the comps or evidential packet from the TCAD office. That's the data the assessor will use when you are seated next to them and across from the 3 panel board.
 
Weird Window Cleaning
Contact us to receive a free estimate for your window cleaning and experience the same service provided to so many of your Mueller neighbors. Mention this ad for 10% off.
512-944-3700
15 yrs exp. Insured.
PromiseLand Learning Center
MOMS!! Mother's Day Out Program starts Aug 15! Register by June 30. Near Mueller. Also offering full-time care, 6 weeks-5 years.
512-220-6381
Doug Gorton Professional Painting
Interior & Exterior Painting, Fence & Deck Staining, Hand Wash Houses, Screens, & Solar Panels
(512) 799-8384
view more ads »
First Prev 1 2 3 4 5 6 7 8 9 Next Last
© 2005 - 2012 cityCore, LLC   |   terms   |   privacy