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While taxes levied against real property – land, buildings, and other improvements on the land – are of greatest concern, many jurisdictions also levy taxes against personal property that is associated with rental property.
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Because both real property taxes and business related personal property taxes are structured significantly differently among states, we will discuss them only in general and very basic terms.
In the course of minimizing expenses, landlords should always be sure that both real and personal property are correctly assessed.
Assessed value is the monetary amount that is entered on the assessment roll for purposes of computing the tax levy on a property. Assessed value equals full cash or market value multiplied by the assessment ratio. Assessed value may be higher or lower than market value.
The “market value” of any real estate is always a “best guess”. However, the law requires that tax assessors must try to determine the actual fair market value of the real property being assessed. Some jurisdictions assess property taxes based on a percentage of that value, while others assess a tax based on the average value of similar properties in a neighborhood. Statutes and/or court decisions usually define “fair market value”.
The most often used method of valuing real estate for assessment of property taxes is comparing the subject property to recent sales of property with similar characteristics. The sale of a comparable property with approximately the same square footage, location, condition, and use is the best indication of the “true cash value” or “market value” of a property. However, because all properties have some differences, the valuation should consider those differences when using “comps” to establish fair market value.
When valuing income properties, hidden differences may make a substantial difference regarding the value of otherwise similar properties.
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