With the property values decreasing 10% to 15% year over year these last 2 years,  Maryland homeowners might want to consider appealing their property value assessment, which determines their property taxes.  Property taxes have skyrocketed over the last few years, along with the inflated real estate market we’re recovering from.

 Its really not that complicated.  Here is my Primer on the Mid-Cycle Appeal Process:

Appeals may be filed on 3 occasions: 

1)  When you purchase your house between January 1 and June 30. 
2)  Upon receipt of an assessment notice; the cycle is every 3 years.  The next notices will come out July 1, 2009.  You have 45 days to appeal.  If your appeal is successful, you will not see the effect on your taxes until the next year.  That’s why you might want to appeal…
3) mid-cycle, that’s what last night’s meeting was about. 

Property value assessments are always lagging indicators, they follow the market.  That’s why you won’t see them come down to market value until well after the market value is established.  Assessors and appraisers (usually) use the statistics from the previous 6 months to get values, so its always after the fact.  (BTW- its the same as values increase.)

The mid-cycle appeal process:

1)  Petition for Review, using a one-page form you can find on the SDAT website.  There is a lot of useful Tax and Assessment information on the site.
     
      A.  The important part of this form is the supporting documentation you need to attach.  You need to have some kind of compelling evidence that your values have declined.  There are several items that would be appropriate.  
             
              1.  Any friendly, helpful Frederick County Realtor can look at the recent sales in your neighborhood and give you the information.  Contact us by phone (301-831-9947) or email, we’ll be happy to help.
              
              2.  If your home is not easily comparable, perhaps you live in an area that is not in a neighborhood, or your home is very unique, you should seriously consider an appraisal.  The cost is somewhere between $300 and $500 on average, depending on the size of your home, and is well worth it.  There are several appraisers in the area, we can recommend someone.
             
              3.  You can call the SDAT and ask for information about other properties that have successfully appealed.  You can put together a compelling appeal based on the successes of others.  I have found the staff at the local SDAT office to be very friendly and helpful. 

              4.  You can do your own research at the Courthouse, finding recent sales.  You can find recent sales in the newspaper.  The assessment office has worksheets of comparable properties for a nominal fee.  *In my opinion, you might not have time for this, I’d use a customer service-oriented Realtor.*  Or pay the fee for an appraiser.

     B.  Mail the Petition with supporting documentation to your local assessment office. * Addresses below * 

     C.  You will be scheduled for a hearing, or, if you prefer, your petition can be reviewed without a hearing.  We were told that the law stipulates that you must be notified in writing. 

1.5)  The first level of the appeal process is the Supervisor’s level and is informal.  Hearings usually take about 15 minutes, in which you will present your evidence to an assessor.  You can obtain a copy of the information worksheet that the assessor will use from the website.  It seems to me that studying this worksheet will give you an edge.

2)  After the hearing, you will receive a final notice.  If you have done an adequate job of documentation, you should receive good news.  If you disagree with the decision, you can appeal to the next level, the Property Tax Assessment Appeal Board.  The appeal must be filed within 30 days from the date of notice.  The independent appeal board is made up of 3 local residents in each of the counties which have been appointed by the Governor. 

3)  If you still are dissatisfied with the results, you can go to the Maryland Tax Court.  This is a legal body, whereas the first two steps are based on opinion.  The assessor who shared this with us last night said he had only seen 2 cases in 30 years go to the Maryland Tax Court.  It doesn’t sound too promising, so you want to get step number 1 right.

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                      Here are some tips from the Assessment office 
                          to help you prepare your documents:
                      *  Focus on those points that affect the value of your property.
                      *  Indicate why the Total New Market Value does not reflect the market Value.
                      *  Identify any mathematical errors on the worksheet, or inaccurate information
                          describing your home.
                      *  Provide examples of sales of comparable properties which support your 
                          findings.
                      *  Avoid issues that are irrelevant:  past values, additional costs, the amount
                          of the tax bill, and properties in other jurisdictions.

My suggestion:  When you get the sales comparables, make an easy to read table with the statistics from each of the properties.  Make your letter short and sweet and to the point.  The assessor told us last night that they do 4,000 to 6,000 properties a year.  You might stand a better chance if you make your documentation really easy to read. 

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Local Offices: 

FREDERICK COUNTY
Doris J. White, Supervisor of Assessments
5310 Spectrum Dr, Suite E  
Frederick, Maryland 21703
Hours: 8:00 to 5:00
(301) 815-5350
FAX (301) 663-8941
E-mail: fred@dat.state.md.us
Frederick County Home Page
Reassessment Map

WASHINGTON COUNTY
Jerry L. Elmore, Supervisor of Assessments
3 Public Square
Hagerstown, Maryland 21740
Hours: 7:30 to 5:00
(301) 791-3050
FAX: (301) 791-2925
E-mail: wash@dat.state.md.us
Washington County Home Page
Reassessment Map

MONTGOMERY COUNTY
John Brennan, Supervisor of Assessments
30 W. Gude Drive, Suite 400
Rockville, Maryland 20850
Hours: 8:00 to 5:00
(240) 314-4510
Commercial (240) 314-4530
FAX: (301) 424-3864
E-mail: mont@dat.state.md.us
Montgomery County Home Page
Tax bills & payments
Reassesment Map

CARROLL COUNTY
Larry C. White, Supervisor of Assessments
Winchester Exchange
Rear 17 E. Main Street
Westminster, Maryland 21157
Hours: 8:00 to 5:00
(410) 857-0600
FAX: (410) 857-0128
E-mail: carl@dat.state.md.us
Carroll County Home Page
Reassessment Map