Should you file a property tax appeal? Should you have your property reappraised? The assessed value of your real estate should equal what the property would easily sell for (appraised value). If the assessed value exceeds what the property would easily sell for you should file an appeal. If the property is affected by a diminution in value caused by declining prices and market conditions, detrimental conditions i.e. cracked foundation, environmental, construction defects, condemnation, environmental problems, or other causes you should file an appeal. Property tax appeals can be filed on any real estate including a home, ranch, vacant land, apartment building, commercial, industrial, or special use property.

Before you file for a real property tax assessment appeal you should get a USPAP Certified Appraisal prepared by an appraiser experienced in appraisal methodologies for assessment appeals and by Bradley M. Smith, IFA.  Why? You will be up against experienced appraisers that work for the assessors office. If you show up with just a print out of comparable sales without utilizing the appropriate methodologies to arrive at your value conclusion your chances of a successful appeal would be greatly reduced.

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1. The appeals board operates under the presumption that the County Assessor is correct in their assessment of your property. In addition, many times the board of appeals is made up of at least one former or active real estate appraiser.

2. You must provide substantial evidence (an appraisal) utilizing the appropriate methodologies to support your real property assessment appeal claim. As an appraisal expert and designated member of the Appraisal Institute we are qualified to act as your designated expert witness or represent you at the hearing and provide you with a well researched and documented appraisal of your property.  In addition, our appraisers are the most qualified to question the appraisal methodology used by the Assessor in determining the assessed value of your property.

3. An experienced appraiser can determine if the appraisal by the county assessor is in compliance with current appraisal methodology and assessment practices as defined by the Assessment Appeals Manual. The key to challenging your real property assessment is to provide well documented "evidence" and have the representation you need to be able to refute inaccurate technical valuation claims that may be made by the assessor. A reappraisal by an experienced expert appraiser and Member of the Appraisal Institute can provide the documented "evidence" you need in challenging your property tax assessment. The ability to cross exam the County Appraiser by a real estate appraisal expert can often times make the difference of whether your tax assessment appeal is successful or not. 

4. At the commencement of every hearing you should request a finding of fact in writing and submit it to the clerk. This requires the assessment appeals board to discuss all of the material points raised by the application and typically requires a statement by the board of which appraisal methods were used to determine the appraised value of your property.

5. You can request a copy of the tape recorded hearing within 60 days following the final determination if you plan to appeal the boards decision on a judicial review.  

6. Again, the first step in any property tax assessment appeal is to have a reappraisal of your real estate by an expert to provide documented evidence of your property value.

Get the forms for assessment appeal (Click on the county for ASSESSMENT APPEAL INFORMATION):Minnesota Revenue Information,  Hennepin County,  Ramsey County,  Dakota County,  Anoka County,  Wright County,  Sherburne County,  Washington County,  Scott County,  Carver County,  Stearns County...

How does assessed value affect my taxes?

The assessed value of property by the county and the tax rate applied to this value equals the amount of tax money each property owner is required to pay. The Assessment Appeals process concerns only the assessed value (appraisal) of your real estate either residential home or income property.

To get property tax information APN #'s, taxes, due dates, and assessed values on any property just enter the address of your property. (Click on the county for PROPERTY TAX INFORMATION) Hennepin County, Ramsey County,  Dakota County,  Anoka County,  Wright County,  Sherburne County,  Washington County, Scott County,  Carver County,  Stearns County...

Who determines the assessed value of my real estate and how is it determined?

The the County Assessor's office of each county, is elected by the people, and is directed by the State of Minnesota to assess all taxable property within each County. By law, the assessment and appraisal of property involves forming an opinion of a property's value by a real estate appraiser with the assessors office and listing that value on the assessment roll. In preparing the assessment roll, appraisers in the Assessor's office estimate a property's full cash value utilizing several methods. Appraisal is an art and not an exact science and the appraisers opinion of value is based on consideration of comparable sales, cost data and in the case of other types of real estate, income & expenses, market capitalization rates, and other relevant appraisal methods used to determine value by an appraiser with the County Assessor's office. 

How do I know what the assessed value of my property is? Click on the get property tax information link by county above.

A valuation card/letter is mailed to you each year for the regular annual assessment. This card/letter contains important information about your residential or commercial real estate, including the appraisers assessed value opinion as of January 1, referred to as the "lien date". Separate notices are mailed for special assessments, referred to as "supplemental", "escape", or "roll change" assessments.

What if I disagree with the assessors appraisal and assessed value of my real estate either home or income property? Your first step is to get an appraisal prepared by a Qualified Minnesota State Certified Real Estate Appraiser. Then click on the real property tax appeal link above and file the appropriate forms for a tax appeal. 

Differences of appraisal opinion can and do arise. Real property owners have a right to challenge their real estate assessments by filing an application for changed assessment with the Assessment Appeals Board. The key is to provide a well documented appraisal report by a qualified Real Estate Appraiser who is a State Certified General appraiser and a designated member of the Appraisal Institute.

You are also urged to contact the Assessor to verify the circumstances of the assessment. This will assist you in understanding the method used in the appraisal of your real estate. You may also ask the appraisers at the Assessor's office for an informal review. Armed with a well documented appraisal report prepared by a State Certified Real Estate Appraiser may result in an adjustment without requiring further action. Be sure to check with the Assessor for any form or filing deadline that may apply to an informal review.