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1. Why has my valuation changed?

Changes in the real estate market are the likely reason for your value change.  Since the county assessor is required by law to assess all taxable property at market value, when the market changes significantly, assessed values follow suit. 

Assessed value changes may also be due to physical changes to your property that affected its market value.   Additions, renovations, demolition of existing structures, or physical deterioration are common examples.

2. How has the COVID-19 environment affected the valuation process?

Our team has worked to specifically monitor the trends in sale prices to ensure assessments reflect the current market conditions.  While the economic effect of the pandemic has proven to affect areas of the residential and commercial market differently, we encourage you to submit any information that helps demonstrate the current market value of your property.    

3. How does the Assessor’s office evaluate the real estate market?

The Assessor’s office studies the real estate market for each property type using recent sale prices.  Since sales are directly recorded in the Assessor/Register of Deed’s office, the sale information is considered up-to-date and sales are individually verified by members of the assessment staff.  

Sale prices are considered a strong indicator of market value, so our team compares the sale price to the last recorded assessed value.   When the market trend in an area shows that sale prices have significantly increased or decreased since the last assessment, a revaluation is necessary to ensure assessments reflect market value as required by law.

4. How is my assessed value determined?

The assessed values of residential homes are primarily determined using sale prices of comparable homes in the area.  Commercial properties are valued using comparable sales, but also rely on more specific information, like rental rates, vacancy rates, or market capitalization, which are necessary to perform an income approach to estimate market value.  Agricultural or horticultural land valuation is conducted using sales of agricultural or horticultural land and determining market value per acre based on the use of the land in primarily irrigated, dryland, or grassland uses.  

5. How do I schedule an informal hearing?

Access your property information on our website and click the “Appeal” link. You may also schedule by calling our office at 402-441-7463.

6. I need to discuss my concerns with an appraiser. How do I schedule a telephone hearing?

You can start by creating a new user account on the Online Appeal site.   Or, access your property information on our website, and click the “Online Appeal” tab.  You may also schedule by calling our office at (402) 441-7463.

7. What if my property is assessed higher than I could sell it for?

If you have information that shows the assessed value of your property is above its market value, you are encouraged to either schedule an informal hearing between January 15^th and February 1^st, or file a formal valuation protest with the County Clerk from June 1 to June 30.

8. Can I schedule a single telephone hearing for multiple properties I own?

Yes. Please call our office at 402-441-7463 to schedule.

9. How long does a telephone hearing last?

Residential and Agricultural phone hearings are scheduled for 15 minutes.

Commercial and multifamily property telephone hearings are scheduled for 30 minutes.

10. How long does the hearing last for each property?

• Residential hearings are scheduled for 20 minutes.
• Agricultural hearings are scheduled for 30 minutes.
• Commercial hearings are scheduled for 30 minutes.
  
  

11. What should I prepare for a telephone hearing?

Since the phone hearings can move quickly, it is best that you prepare and submit your information in advance.  Any information that supports your opinion is helpful.  Common examples include:

1. A recent appraisal (within 12 months)
2. Evidence of a recent sale of the property
3. Recent sales of similar properties in the area
4. Photos of the property’s physical condition
5. Income, vacancy and expense data (for commercial or investment property)
6. Discounted Cash flow data (for development land)
7. FSA maps or other data showing different land use or soil types (Agricultural land)

The information can be uploaded to your assigned appeal after logging into the Online Appeal site, and clicking the “Manage Documents” link .

12. How will I know if my value has changed as a result of my submitted information?

Final values will be posted on the website by March 25^th, and final valuation notices will be mailed to all owners whose value changed from 2022 to 2023 on or before June 1st.

13. What if I still disagree with the valuation?

Formal protests to the County Board of Equalization may be filed with the County Clerk from June 1st to June 30th. More information on the protest process can be found on the Clerk’s Office Page.

14. What is the role of my assessor in property taxes?

Your property tax bill represents your share of the budgets approved by local taxing bodies for their operations. Property taxes are the primary source of funding for local governments and public education. The role of your assessor is to fairly and objectively establish market value estimates for all taxable property, as accurately as possible.

That valuation later determines the share of the budgets paid by each property owner. At this stage of the process, informal hearings are just that: an informal hearing to discuss your property valuation. Discussions on property taxes involve the taxing bodies, budgets, and tax rates that have not yet been established.

15. Can I leave feedback regarding the customer service in the Assessor’s Office?

Yes. Your feedback is important and helps us ensure our customer service standards are being consistently met. To leave feedback, please email the Assessor's Office.

16. What does Adjusted Sale Price on the Comparable Sales Report mean?

As the appraisers determine “market value” for properties they use recent sales of properties that are as comparable to your home as possible. However, rarely are two homes “identical”. Therefore, the valuation model makes adjustments to sale prices to reflect those differences. If a house exactly like yours sold, but has a three car garage, and yours only has two… the sale price of the other home will be adjusted downward. This ensures sale prices of comparable homes are properly considered, and reflect an apples-to-apples comparison to your home.