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2011 TCAD valuations
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Betsy
Mueller Community

Posts: 542
Joined on December 17th, 2007
2011 TCAD valuations
by Betsy on August 25th, 2011

Our hearings are scheduled and we received the evidence package. I haven't been through this before so any advice is appreciated.

TCAD provided 4 main sets of data:
1. Comp Sales 2011 Grid - ARB Inquiry
2. Comp Sales 2011 Grid - REVIEWED (more recent date than #1)
3. Comp Equity 2011 Grid - ARB Inquiry
4. Comp Equity 2011 Grid - REVIEWED (more recent date than #3)

The Indicated Value from the comp sales show that our house should be valued at $50-60k below our most recent appraisal. The Indicated Value from the comp equity grids indicated it should be valued at $25k lower than our appraisal. If that's the data they used, why did they appraise the house so high to begin with?

They also provided 20 pages of spreadsheet titled Equity Taxpayer Evidence Packet Report. This appears to include the appraisal data for all of Mueller within our 'neighborhood code' (D3790A). There is also a Sale Taxpayer Evidence Packet Report with sales data in D3790A.

Any suggestions on the best use for all this data are appreciated. At this point, it seems like I can use their own indicated values to argue for at least some reduction. I'm a novice though!
 
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paulsjv
Mueller Community

Posts: 191
Joined on September 5th, 2008
2011 TCAD valuations
by paulsjv on August 25th, 2011

I got notice yesterday of my formal hearing but I never received a evidence package. I never had an informal hearing either. I submitted my protest online, then it disappeared from online, then I get notice of a formal hearing? WTF?
 
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vaneis
Mueller Community

Posts: 382
Joined on October 7th, 2007
2011 TCAD valuations
by vaneis on August 25th, 2011

Same thing happened to me. I called and they told me they were working on fixing the computer "glitch" and to check back at the end of the week.
 
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vaneis
Mueller Community

Posts: 382
Joined on October 7th, 2007
2011 TCAD valuations
by vaneis on August 25th, 2011

 
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henningspruth
Mueller Community

Posts: 488
Joined on October 20th, 2007
2011 TCAD valuations
by henningspruth on August 25th, 2011

Quote:
I got notice yesterday of my formal hearing but I never received a evidence package. I never had an informal hearing either. I submitted my protest online, then it disappeared from online, then I get notice of a formal hearing? WTF?


Same here.

Henning
 
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paulsjv
Mueller Community

Posts: 191
Joined on September 5th, 2008
2011 TCAD valuations
by paulsjv on August 25th, 2011

So what's everyone going to do? Go to the formal or request an informal/evidence packet?
 
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vaneis
Mueller Community

Posts: 382
Joined on October 7th, 2007
2011 TCAD valuations
by vaneis on August 25th, 2011

When I called earlier in the week, the woman I spoke to said to call back at the end of the week if their online system wasn't updated yet to properly show us the information. My plan is to call tomorrow and go from there.

I will request an informal hearing and an evidence package if one isn't available to me online or by some other means.
 
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vaneis
Mueller Community

Posts: 382
Joined on October 7th, 2007
2011 TCAD valuations
by vaneis on August 25th, 2011

 
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Lori B
Mueller Community

Posts: 67
Joined on December 17th, 2009
2011 TCAD valuations
by Lori B on August 25th, 2011

In response to Betsy's question - when you filed your protest you were asked to indicate the basis for your protest (I believe there are check boxes). There are two options 1)protest based on recent sales or 2) protest based on the belief that your property is not being appraised the same as similar properties.
Your protest should support the reason you originally protested. If your reason is 1) then you should use the sales grid. If your reason is 2) you should use the Comp Equity grids.
In all cases go to the informal hearing. Unfortunately though, in my experience, unless there is something very concrete then the appraiser in the informal will not change the appraisal. Examples of this type of info are a recent sales contract showing that you paid less for the house than it is valued. A floor plan showing that their square footage or dimensions are incorrect (though they may want a site visit to verify). Last year in our case, the model home and square footage was correct, but the TCAD files referenced a different elevation of our floor plan that had an upstairs porch. Once the porch was removed from the TCAD file, the value of our appraisal decreased. Look up your property online and make sure all the info under "Segment Info is correct." If this is not the case there are still other good reasons to go to the informal 1)it shows the formal board that you tried 2)you might pick up more up to date from the appraiser that could be used in the formal hearning3) you might get lucky. Showing up with rowdy children in diapers to the informal hearing helped me get what I wanted and out of the appraiser's office quickly.
 
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Lori B
Mueller Community

Posts: 67
Joined on December 17th, 2009
2011 TCAD valuations
by Lori B on August 25th, 2011

Sorry, wasn't finished.
Do want to say, that this info is based only on my experience - I am hoping all my facts are correct

Another important piece of info under "segment info" is the Class. Make sure that your property is the same as other similar properties/same builder. Class mainly refers to the quality of build or remodel. Our house was built one year later than houses by the same builder on our street. That year a new appraiser came out and listed our class as higher. A higher class calculates a higher appraisal. We had to request a site visit so that the appraiser could verify that our house was not different than other house on the street by the same builder. Once the class on our home was lowered our appraisal decreased significantly. This will also affect future appraisals.

If anything requires follow up by an appraiser, make sure they note that in the electronic files in the "notes" section. People come and go and issues may not get resolved. For example, they forgot our site visit promise, but because I referred them to the notes, they agreed to come out even after the original appraisal cycles were complete.

Also be aware of the grid comparison being used. We are not a custom home but are located near the custom homes on Camacho and are in the same "grid" for comparison purposes. Therefore the sales/comp grids provided by TCAD were skewed by the sale of several expensive custom homes over looking the lake park. The appraiser made note of this by looking at aerial views and then disregarded those homes from the calculations. To me this was something they could not have known without being notified.

And last but not least, if you have to go to the formal hearing there will be an appraiser from TCAD that will be defending their appraisal. He or she will have on hand, computer access, and projection capabilites to lot and lots of info that you have never seen. You may be blindsided and I think this is extremely unfair. Also, in my experience, the review board (made up of citizens with varying degrees of appraisal background, maybe zero) tend to defer to the TCAD representative, "expert". This will depend on the board at your hearing. This may be a situation where having a pro represent you is beneficial.

Please let me know if you have any questions about what I have written.
 
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