The most probable price which a specified interest in real property is likely to bring under all of the following conditions:

1. Consummation of a sale occurs as of a specified date
2. An open and competitive market exists for the property interest appraised
3. The buyer and seller are each acting prudently and knowledgeably
4. The price is not affected by undue stimulus
5. The buyer and seller are typically motivated
6. Both parties are acting in what they consider to be their best interest
7. Marketing efforts were adequate and a reasonable time was allowed for exposure in the open market
8. Payment was made in cash in U.S. dollars or in terms of financial arrangements comparable thereto
9. The price represents the normal consideration for the property sold, unaffected by special or creative financing or sales concessions granted by anyone associated with the sale

Market Value Definition Per Financial Institution Reform

Recovery and Enforcement Act of 1989 FIRREA):

1. Buyer and seller are typically motivated
2. Both parties are well informed or well advised, and acting in what they consider their own best interests
3. A reasonable time is allowed for exposure in the open market
4. Payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto
5. The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale

Ground Lease

A lease that grants the right to use and occupy land. Improvements made by the ground lessee typically revert to the ground lessor. The “Subject to Completion” value estimate is contingent upon the subject proposed improvements being completed in a workmanlike manner, in conformity with the building plans and specifications provided to the appraiser, and in compliance with all applicable local, state, and federal regulations. Any substantial deviation from the plans and specifications provided to the appraiser will render the value conclusions contained herein void. The appraiser reserves the right to modify the value conclusions contained herein if the construction deviates from the plans and specifications provided for review.

Appraisal

The act or process of developing an opinion of value; an opinion of value. Of or pertaining to appraising and related functions such as appraisal practice or appraisal services. The subject market area has been negatively impacted by the current local, national and global economic crisis. The appraisers cannot predict the length or depth of the impact of these crises. Therefore, the reader is reminded that the value conclusion contained herein is as of the specified date of value.

Personal Property

Identifiable portable and tangible objects which are considered by the general public as being “personal”, e.g., machinery, equipment, furnishings, art work, antiques, gems, jewelry and collectibles.

Stabilized Occupancy

Occupancy at that point in time when abnormalities in supply and demand or any additional transitory conditions cease to exist and the existing conditions are those expected to continue over the economic life of the property; the optimum range of long-term occupancy which an income producing real estate project is expected to achieve under competent management after exposure for leasing in the open market for a reasonable period of time at terms and conditions comparable to competitive offerings.

Fee Simple Estate

The real estate interest appraised is the fee simple estate as of the effective date of the appraisal.

Absolute ownership unencumbered by any other interest or estate; subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat.

Leased Fee Estate

An ownership interest held by a landlord with the rights of use and occupancy conveyed by lease to others. The rights of the lessor (the leased fee owner) and the leased fee are specified by contract terms contained within the lease.

Leasehold Estate

The interest held by the lessee (the tenant or renter) through a lease conveying the rights of use and occupancy fora stated term under certain conditions.

Extraordinary Assumption

An assumption, directly related to a specific assignment, which, if found to be false, could alter the appraiser’s opinions or conclusions. Extraordinary assumptions presume as fact otherwise uncertain information about physical, legal, or economic characteristics of the subject property; or about conditions external to the property such as market conditions or trends; or about the integrity of data used in an analysis.

An extraordinary assumption may be used in an assignment only if:

1. It is required to properly develop credible opinions and conclusions
2. The appraiser has a reasonable basis for the extraordinary assumption
3. Use of the extraordinary assumption results in a credible analysis
4. The appraiser complies with the disclosure requirements set for in USPAP for extraordinary assumptions

Hypothetical Condition

That which is contrary to what exists but is supposed for the purpose of analysis. Hypothetical conditions assume conditions contrary to known facts about physical, legal, or economic characteristics of the subject property; or about conditions external to the property, such as market conditions or trends; or about the integrity of data used in an analysis.

A hypothetical condition may be used in an assignment only if:

1. Use of the hypothetical condition is clearly required for legal purposes, for purposes of reasonable analysis, or for purposes of comparison;
2. Use of the hypothetical condition results in a credible analysis
3. The appraiser complies with the disclosure requirements set forth in USPAP for hypothetical conditions

Going Concern Value

The market value of all the tangible and intangible assets of an established and operating business with an indefinite life, as if sold in aggregate; also called value of the going concern. Tangible and intangible elements of value in a business enterprise resulting from factors such as having a trained work force, an operational plant, and the necessary licenses, systems, and procedures in place. The value of an operating business enterprise. Goodwill may be separately measured but is an integral component of going-concern value.

Condominium

A multi-unit structure or property in which persons hold fee simple title to individual units and an undivided interest in common areas.

“Prospective” Market Value

A forecast of the value expected as of a specified future date.

Entrepreneurial Profit

A market-derived figure that represents the amount an entrepreneur expects to receive for his or her contribution to a project; the difference between the total cost of a property (cost of development) and its market value (property value after completion), which represents the entrepreneur’s compensation for the risk and expertise associated with development. In the Cost Approach, expected profit is reflected as entrepreneurial profit.

Entrepreneurial Profit

1. A market-derived figure that represents the amount an entrepreneur expects to receive for his or her contribution to a project; the difference between the total cost of a property (cost of development) and its market value (property value after completion), which represents the entrepreneur’s compensation for the risk and expertise associated with development. In the cost approach, expected profit is reflected as entrepreneurial profit.

2. In economics, the actual return on successful management practices, often identified with coordination, the fourth factor of production following land, labor, and capital; also called entrepreneurial return or entrepreneurial reward.

Partial Interest

Divided or undivided rights in real estate that represent less than the whole. The legal separation of undivided partial interests such as co-ownership in real estate. This division of real property into separately owned parcels according to the owners’ proportionate shares, which is usually pursuant to a judicial decree, severs the unity of possession, but does not create or transfer a new title or interest in property.

Present Value

The value of a future payment or series of future payments discounted to the current date or to time period zero. Prospective Value “Upon Completion of Construction”. The prospective future value of a property on the date that construction is completed, based upon market conditions forecast to exist as of the completion date. The prospective value “Upon Completion of Construction”, in the context of a proposed development to be 100% owner-user occupied, assumes completion to a “move-in” condition (i.e., tenant improvements are finished) and stabilized occupancy (owner user) has occurred.

Fair Value

The cash price that might reasonable be anticipated in the current sale under all condition requisite to a fair sail. A fair sale means that buyer and seller are each acting prudently, knowledgeably, and under no necessity to buy or sell – i.e., other than in a forced or liquidation sale. The appraiser should estimate the cash price that might be received upon exposure to open market for a reasonable time, considering the property type and local market condition. When a current sale is unlikely – i.e., when it is unlikely that the sale can be completed within 12 months – the appraiser must discount all cash flows generated by the property to obtain the estimate of fair value. These cash flows include, but are not limited to, those arising from ownership, development, operation, and sale of the property. The discount applied shall reflect the appraiser’s judgment of what a prudent, knowledgeable purchaser under no necessity to buy would be willing to pay to purchase the property in a current sale.

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First of all, no matter how confusing your property tax statement is, with all of the various terms, ratios, millage rates, etc calculating your real estate taxes really boils down to only a few factors: the market value of your property, your cities assessment ratio and the tax rate.

The market value is what your property would sell for on the open market, without any “undue influences,” like being in a state of foreclosure, structural issues with the property, short sales time frame, etc. Again it’s what your property sells for under a normal sale.

Property Tax Valuation

The assessment ratio is very important to calculating your real estate taxes and is what is sometimes referred to as your “property tax value”. What cities do is multiple your market value, by the assessment ratio, the resulting number is the assessed value.

For example if your properties market value is $500,000 and your cities assessment ratio is 80% your property tax value would be: $500,000 x.80= $400,000 assesed value. Assessment ratios vary from state to state and from jurisdictions. Your assessment rate could be totaling different than your neighboring town.

Tax Rate

The tax rate is also known as a millage rate and is the actual rate that property owners pay in their given town. Like the assessment ratio the tax rate varies from town to town and also from building types. For example a commercial building will be taxed at a different rate than a single family home.

In addition, a single family home used as a rental property will normally be taxed at a high rate than a single family home that is occupied by the owner.

To figure out your annual taxes you multiple the tax rate by the assessed value. For example take the assessed value of $400,000 x.020 (tax rate/millage rate) = $8,000 in annual property taxes.

Property Tax Valuation

On a real estate tax appeal you can only debate the fair market value of your property. You cannot argue the tax rate or the assessment ratio (unless they made a mistake and recorded your property in the wrong category). But again, you can only argue the assessors opinion of your properties value. Keep in mind that most cities assessors are over worked and or under qualified, so they very often make outright mistakes. If you know of other similar properties in your area that sold for less than what they have recorded your property at, than you most likely have a case and could save a lot of money.

Don’t be like the 98% of property owners that don’t bother to appeal their real estate taxes. They are leaving thousands of dollars on the table for no reason. The process to appeal is really not complex and won’t eat that much of your time.

Determining Property Taxes

The property or home taxes that are being gathered by the states and the federal authorities serve as major earnings. In most cases, these taxes come in the form of an amount, where many different local authorities, boards and legislatures will choose the appropriate quantity of tax revenue that needs to be raised. They will have a hearing on the budget to choose the money that will be needed so that the government can cover its expenses with no financial difficulties in the season ahead. The solutions that are normally financed by property or home taxes include: education, emergency solutions, transport, collections and leisurely areas as well as different activities.

Calculating Property Taxes

The way that property or home taxes are established would be through the use of the mill levy and the assessed property or home value.

Mill Levy or Millage Tax

The work impose is basically the tax amount assessed on your property or home value, with one work comprising one 10th of one cent. So, for $1,000 of evaluated property or home value, one work would be just like one dollar. Tax prices for each tax legislation in an position are established independently and then all the prices are added together to figure out the complete work amount for an entire position. Generally, the town, nation and institution section each have the power to impose against the qualities in their limitations. So each enterprise would determine its required work imposes and it would all be counted up to equivalent the complete work imposes.

As an example of a work impose computation, assume the complete evaluated property or home value in a nation is $100,000,000, and the nation chooses they need $1,000,000 in tax earnings to run the nation. The work impose would basically be $1,000,000 separated by $100,000,000, and implies 1%. Now assume the town and institution section established a work impose of 0.5% and 3% respectively. The complete work imposes for the position would be 4.5% (1+0.5+3) or 45 generators.

Assessed Value of Property

Property taxes are established by getting the work impose, like we’ve established in the previous example, and growing it by the evaluated value of your property or home. The evaluated value is a annually assessment performed to choose the affordable industry value for your home-based upon existing local housing industry circumstances.

The assessor will review all relevant details around your property or home to create and calculate the overall value. To provide you with the most precise assessment, the assessor must look at what identical qualities are selling for under the industry circumstances, how much the replacement expenditures for the property or home would be, the maintenance expenditures for the homeowner, if any upgrades were completed, the quantity of earnings you are making from the property or home, and the monthly interest energized to purchase or build your property or home similar to yours.

After the assessor has this detail, there are three ways that your property or home will be valued:

1. Performing a revenue assessment. The assessor will value your property or home-based identical revenue which has taken in the position. As this technique is being used you should look at overpricing, under costs, the location of the property or home and the overall state of property.

2. The price technique. This is when the assessor chooses your property or home value according to how much it would price to substitute your property or home. If property or home is not new, assessors figure out the quantity of devaluation that has taken position and how much the property or home would be worth if it was clear.

3. The earnings technique. This technique is according to how much earnings you would create from the property or home if it were rental. Using this technique, the assessor must be sure to consider factors such as: expenditures for maintaining the property, price to manage the home, insurance, taxes and the return that you could reasonably anticipate from the home.

After identifying industry value for the property, the evaluated value will be established by getting the actual value of the property or home and growing it by an assessment amount. The assessment amount is a consistent amount and ranges by tax legislation, and could be any amount below 100%. After getting the evaluated value, it is increased by the work impose to figure out your taxes due.

For example, assume the assessor chooses your property value is $500,000 and the assessment amount is 8%. The evaluated value would be $40,000. Now getting the work impose of 4.5% we established previously, the tax due would be $1,800 ($40,000 x 4.5%).

Conclusion

Property taxes can be very complicated for many house owners. To ensure that you are paying the right quantity in property or home tax, you must comprehend how the property or home is respected and how the required taxes are calculated.