Johnson County Central Appraisal DistrictAddress: 109 N. Main St.
Cleburne, Texas 76033-4941
Mailing address: 109 N. Main St., Cleburne, Texas 76033-4941
Phone: 817-558-8100 Fax: 817-645-3105
Hours of Operation:
Monday - Friday, 8:00 AM - 5:00 PM
Johnson County Central Appraisal District serves the following cities and towns: Alvarado, Briaroaks, Burleson (partly in Tarrant County), Cleburne, Cresson (mostly in Hood County), Cross Timber, Godley, Grandview, Joshua, Keene, Mansfield (mostly in Tarrant County), Rio Vista, Venus (partly in Ellis County)
» Visit the Johnson County Central Appraisal District online at www.johnsoncad.com.
Tips & Tricks for Appealing Your Property Taxes in Johnson County 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 Johnson County 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 Johnson County Central Appraisal District evidence (House Bill 201 information) greatly increases your chances for success at the Johnson County 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 Johnson County 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 Johnson County 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 Johnson County 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 Johnson County Central Appraisal District has assessed your property at a higher level than similar properties. You can research assessment comparables on the Johnson County 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. Johnson County 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 Johnson County Central Appraisal Review Board is required to consider appeals on both market value and unequal appraisal. If you recently purchased property, and the purchase price exceeds the current assessed value, be certain to appeal on unequal appraisal. Unless there is a truly compelling story, it is typically difficult to sell the concept that you paid an above market price.
- Preparing an unequal appraisal analysis can be simple and straightforward. It does not need to involve a voluminous amount of research or a complicated presentation. 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 Johnson County Central Appraisal District appraiser and the Johnson County Central Appraisal Review Board panel members.
- For recently built properties, the Johnson County 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 Johnson County 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.
- A state-approved arbitrator who has received at least 30 hours of training and is either a real estate agent or a real estate appraiser conducts binding arbitration. Binding arbitration is typically resolved much more quickly than a judicial appeal would be resolved. Binding arbitration is a new option that allows property owners an informal and inexpensive option if not satisfied with the Johnson County 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 Johnson County Central Appraisal Review Board hearing) who are only appealing on market value.
- Successfully appealing your property taxes is a gratifying experience. There are few other options for negotiating with the government to reduce your taxes. In most cases, the tax savings are worthwhile in comparison to the time required to file an appeal, prepare for and attend the hearing. 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.
Useful links:
- Who is on the Johnson County Central Appraisal Review Board?
- Market data regarding occupancy rates and rental rates can help in preparing for an appeal for commercial property.
- Business personal property rendition and appeals
- Protesting commercial property taxes
- Exemption form
- Hire O'Connor
- Property tax frequently asked questions You can successfully appeal your property taxes. However, if you are not going to appeal your property taxes, why not let us do it for you. There is no fee unless we are successful.
- Key property tax dates Many frequently asked questions are answered in detail on this page.
- Texas property tax laws You may also want to see the portion of the pconnor.com site that addresses the Texas Property Tax Code explained. It provides an in-depth explanation for many sections of the Texas Property Tax Code.
- Substantial error appeal form There are multiple options for filing property tax appeals after the May 31 deadline. You can request that the chief appraiser join you in correcting an assessed value using 25.25h. You can appeal an error with regard to the description of your property utilizing 25.25c. If you did not have a protest hearing, you can file a 25.25d protest if your property is more than one-third over assessed. This 25.25d appeal must be filed by the tax delinquency date (typically January 31st).
- Property tax hearing affidavit The affidavit must be notarized and must be received at the appraisal review board by or before the scheduled time of your hearing. Include any relevant evidence supporting your claim with the affidavit.
- Property tax binding arbitration request Binding arbitration can be an effective option for owners of real estate assessed at $1 million or less. Binding arbitration procedures are typically resolved more quickly than lawsuits in state district court. Binding arbitration should be less expensive than a judicial appeal.
- Property tax rendition form There are no criminal penalties for not rendering business personal property. However, there is a 10% penalty (10% of the property taxes ultimately due) for not timely filing a rendition.
|
