Guadalupe Central Appraisal DistrictAddress: 3000 N. Austin St.
Seguin, Texas 78155-7320
Mailing address: 3000 N. Austin St., Seguin, Texas 78155-7320
Phone: 830-303-3313 Fax: 830-372-2874
Hours of Operation:
Monday - Friday, 8:00 AM - 5:00 PM
Guadalupe Central Appraisal District serves the following cities and towns: Cibolo, Geronimo, Kingsbury, Marion, McQueeney, New Berlin, Northcliff, Redwood, Santa Clara, Schertz, Seguin, Zuehl
» Visit the Guadalupe Central Appraisal District online at www.guadalupe.org.
Tips & Tricks for Appealing Your Property Taxes in Guadalupe Central
- The most meaningful way to reduce your property taxes for your home is to obtain a homestead exemption. In addition to the standard homestead exemption, there are exemptions for over 65, disabilities, disabled veterans, and energy-saving devices. The over-65 exemption freezes the level of school taxes and is portable if you move.
- Reduce property taxes by annually appealing. You can file a notice of appeal by utilizing the comptroller's form or by sending a letter to the Guadalupe Central Appraisal Review Board. Protest both market value and unequal appraisal in your annual property tax protest. Most protests only address market value. Appealing unequal appraisal allows you to review the fairness of your tax assessment in comparison to the assessed value for similar nearby properties.
- Obtaining the Guadalupe Central Appraisal District evidence (House Bill 201 information) greatly increases your chances for success at the Guadalupe Central Appraisal Review Board hearing. This information will also likely be helpful in preparing for your hearing. It typically has information regarding comparable sales, the appraisal district’s description of your property and the income approach for income properties.
- One of the appraisal district’s responsibilities is to maintain a database regarding each real property parcel within the county. This information for each property is summarized on what is referred to as a "record card". Research the Guadalupe Central Appraisal District "record card" which has information used to value your property. There are often errors with factors such as land area, building area, year built, year remodeled, grade (quality of construction) and CDU (condition, utility and desirability).
- Consider the options of appealing your property taxes with regard to both market value (excessive appraisal) and unequal appraisal (unfair assessment compared to similar nearby properties). Considering both options at least doubles the likelihood of having a successful property tax appeal. When preparing for your Guadalupe Central Appraisal Review Board hearing you should gather information on market value and unequal appraisal
- Comparable sales are the cornerstone of market value. Sources of comparable sales data can be found in the House Bill 201 package obtained from the Guadalupe Central Appraisal District and MLS sites. When reviewing comparable sales, considers factors such as the location, size and age. Most appraisal districts have criteria such as grade, condition and level of remodel. When preparing for your hearing, attempt to select sales which are similar with regard to these factors.
- Unequal appraisal is often effective in reducing property taxes. Even if your assessed value is below market value, you can appeal based on unequal appraisal. Unequal appraisal is a relatively new option for appealing your property taxes. The informal appraiser may be reluctant to consider unequal appraisal. The appraisal review board is sometimes unwilling to consider unequal appraisal.
- Unequal appraisal occurs when the Guadalupe Central Appraisal District has assessed your property at a higher level than similar properties. You can research assessment comparables on the Guadalupe Central Appraisal District website. Attempt to include homes that are similar with regard to building construction grade, condition and level of remodel when selecting assessment comparables.
- Unequal appraisal can be particularly helpful for recently purchased properties. Guadalupe Central Appraisal District appraisers are reluctant to reduce the assessed value, when it is below the recent purchase price, even if it is unequally appraised. However, the impartial Guadalupe Central Appraisal Review Board is required to consider appeals on both market value and unequal appraisal.
- Important components of an unequal appraisal presentation include a reasonable number of comparable properties (about 2 to 10) that are appropriately adjusted. These properties are usually considered to be properties that are similar in regard to the quality and quantity of improvements.
- Obtaining an independent appraisal can effectively document market value and will receive meaningful consideration from the Guadalupe Central Appraisal District appraiser and the Guadalupe Central Appraisal Review Board panel members.
- For recently built properties, the Guadalupe Central Appraisal District appraiser will want to review actual construction cost. A cost segregation report prepared by a qualified appraiser can separate personal property from real property.
- At the hearing you will spend a few moments developing a rapport with the appraiser. Be polite with the appraiser - the appraiser is not opposed to reducing your property taxes.
- Your presentation to the Guadalupe Central Appraisal Review Board should be kept between three to five minutes, since the entire hearing only lasts 15 to 20 minutes.
- If you are not satisfied with your results from the appraisal review board hearing, you can request binding arbitration. When compared to a judicial appeal, advantages of binding arbitration include a lower cost, informal process, speedier resolution and the loser pays provision.
- Binding arbitration is a new option that allows property owners an informal and inexpensive option if not satisfied with the Guadalupe Central Appraisal Review Board's decision. Binding arbitration is available for owners of properties with an assessed value of $1 million or less (after the Guadalupe Central Appraisal Review Board hearing) who are only appealing on market value.
- Although you can appeal on your own, hiring a consultant to appeal on your behalf is risk free because there is no flat fee and no upfront costs; you only pay a portion of the savings.
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