2023 Property tax values are out

[landman 559]

Guadalupe County ranch went up 30%.

[LCHorn 2615]

Damn, one of our rent houses went up 25%, that’s bananas based on aggregate market data.  

[swraith 345]

Mine is up in Travis County.

Market Appraised value up 4.5%

Net Appraised up the full 10% as I have several years of catchup accumulated.

Dispute every year via Five Stone.

 

Fucking BS....my neighbor's market appraised values dropped vs mine going up.  

 

 

[dieucla98 2942]

Mine is down 0.5%. Fucking yawn. Net appraised up the expected 10%.

Edit: Travis County, NW Austin

Edited April 14, 2023 by dieucla98

[drewlaws 126]

My appraised value is down 12% but taxes owed will still be up 10% this year and for the foreseeable future. Good times.

[Anastasis 23463]

Appraised amount went down. Taxable amount went up 10%. They are gonna be no lubing me for a few more years until they catch up. 

[LCHorn 2615]

Our primary’s value up 19%, next door neighbor is up 3%.  I’m really unclear how they arrive at these results.  

[swraith 345]

5 minutes ago, LCHorn said:

Our primary’s value up 19%, next door neighbor is up 3%.  I’m really unclear how they arrive at these results.  

[LCHorn 2615]

Seriously, I’m looking at the other houses in our cul de sac and down the street and we are appreciating 5 times as much according to the county.  Hopefully that makes it easy to protest the value.  

[MAUFRAIS 6619]

Upper than a motherfucker. Will be entertaining to play speculative real estate arbitrage games later.

[YGIFS 19449]

yeah, but these massive increases are the price we pay for having the best public K-12 and higher ed school systems, roadways, and electrical grid in the nation....right?  

(checks notes)...shit

[MAUFRAIS 6619]

I don’t complain at all. My life is awesome. I do wish the football team would improve.

[tokamak 6394]

Harris County done lost they got-damn minds.

[sidis 9823]

58 minutes ago, drewlaws said:

My appraised value is down 12% but taxes owed will still be up 10% this year and for the foreseeable future. Good times.

 

57 minutes ago, Anastasis said:

Appraised amount went down. Taxable amount went up 10%. They are gonna be no lubing me for a few more years until they catch up. 

 

1 hour ago, dieucla98 said:

Mine is down 0.5%. Fucking yawn. Net appraised up the expected 10%.

Edit: Travis County, NW Austin

same boat like most.  was actually surprised at how reactive their appraised value was to market conditions on mine...but of course, easy to do so when you have created so much taxable head room for yourself.  sigh.  

[Anastasis 23463]

4 minutes ago, sidis said:

same boat like most.  was actually surprised at how reactive their appraised value was to market conditions on mine...but of course, easy to do so when you have created so much taxable head room for yourself.  sigh.  

Did the actual math and these fuckheads actually increased my net appraised amount 10.7%.  Assholes. I spent an inordinate amount of time last year cause they didn't even apply my HS exemption. Fucking incompetence on top of incompetence. 

[YGIFS 19449]

What're you bitching about?  We live in a predictable regulatory environment.  Small government means small increases.  

[hornian 5210]

6 hours ago, jimmyjazz said:

Thanks, it does show there.  Up 5.7% . . . in a declining real estate market.  Classic Travis County.

 

6 hours ago, crash_davis said:

I'll trade you my 32% for your 5.7%.

Do you annually dispute?

I’ll trade you both. Up 43%. And I live like 5 houses from Jimmy Jazz. 
 

What the actual fuck. 
 

 

[jimmyjazz 45889]

31 minutes ago, hornian said:

I’ll trade you both. Up 43%. And I live like 5 houses from Jimmy Jazz. 

Well, you're at a higher elevation, so duh.

[HiggyBaby 2529]

4 hours ago, LCHorn said:

Damn, one of our rent houses went up 25%, that’s bananas based on aggregate market data.  

Still waiting on ours 

[hornian 5210]

Just now, HiggyBaby said:

Still waiting on ours 

If you’re in Travis, click the map view and your can see your market value. 

[Paper_jam 831]

NE Austin/Travis Co, my appraised value was down quite a bit (12%) but the net value still gets a 10% increase over last year's net due to accumulated prior increases.

[ballrific 215]

7 hours ago, Paper_jam said:

NE Austin/Travis Co, my appraised value was down quite a bit (12%) but the net value still gets a 10% increase over last year's net due to accumulated prior increases.

mine did the same and haven't seen that in a while since I'm not used to the appraised/market value going down in Austin.  "Market Value" went down $170,000+ but assessed value went up almost the same b/c basically homestead cap value went took it in the ass.  So basically if your market value decreases, you automatically get the 10% increase sounds like.  Very generous of them.  "Hey, we say your market value went down but you're paying more taxes, be grateful..."

[Texas Jeff 1945]

Assessed value means nothing except the amount of taxes you owe as a percentage of the overall tax base.  Last year my appraised value went up about 90%, my assessed value was limited to 10% rise, and my overall taxes actually dropped.  Inflation made it drop even more.  Renters took it in the shorts, because they have no 10% cap.

This year I think homesteaders are going to feel it more, since more will get the 10% assessed increase even if their appraisal is flat.  Their overall percentage of the tax base will rise.  Renters will feel it less.

The law really limits tax increases.  I think it's 2.5% for school districts and 3.5% for cities.  Inflation is higher than that.  The limit used to be 8%.  You need something like a Project Connect tax increase -- a city voting to voluntarily increase city taxes by 20% -- to really move the needle.

Edited April 18, 2023 by Texas Jeff

[TexEx15 17509]

Hays County. Appraised value up by 65.9%. Assessed capped at 10%. Purchased brand new in 2021. Won my protest last year to get value at purchase price, which was big since I didn’t yet qualify for the homestead and was not protected by the cap yet. Will try to fight but I’ll be dealing with max assessed value increase for the foreseeable future. Fucking ridiculous.

[Judge Roybeanbag 11819]

On 4/19/2023 at 10:30 AM, TexEx15 said:

Hays County. Appraised value up by 65.9%. Assessed capped at 10%. Purchased brand new in 2021. Won my protest last year to get value at purchase price, which was big since I didn’t yet qualify for the homestead and was not protected by the cap yet. Will try to fight but I’ll be dealing with max assessed value increase for the foreseeable future. Fucking ridiculous.

Lol.  Market value of my place there has gone from $288K in 2019 to $990K this year.  

[YGIFS 19449]

But we're still a low-tax, small-government state right?  

Fucking idiots. 

[TexEx15 17509]

1 hour ago, Judge Roybeanbag said:

Lol.  Market value of my place there has gone from $288K in 2019 to $990K this year.  

Yep. I’m at just shy of 1.2 million.  Unsustainable!

[swonie 71]

Hays County, built in 2020 (Q4 close), won protest to purchase price. Up 65% last year (won protest but only knocked off 6-8%) and up another 15% this year. Market value $100K more than any house in my neighborhood has sold for this year.

Guess I’m getting my protest materials and charts together again.

[immamac 42837]

up over 40% in hays and over 20% in Travis. Firmly in the region of impossible to get market value for the sale.

If they are going to play these games on the sale of the house if lower than the prior tax assessment in the 3 years prior without a downward correction for market shifting down they should refund the taxable value down to the sales price, but who are we kidding they don't actually care about market values they are just setting a number they want for tax income and then spreading it across the owners in the county. It's broken. 

[PvilleStang 2875]

Primary residence went up 2% (but still capped almost 300K below the appraisal thanks to HS.)  

Rental A went up 22% (W Austin, outside city limits).  Land value doubled from 2020 to 2022, structure value doubled from 2021 to 2023.  House had an AC unit replacement, and carpet replacement between renters, and a few walls patched and painted, NOTHING really improved.

Rental B went up 19.3% (S. Austin), zero improvements, minimal sales in the area to really benchmark their justifications, other than one closed duplex that was improved more than ours and sold for much lower than ours was valued at.

 

 

[Murfdogg21 4412]

Montgomery Co. gives no shits about market downturn. My appraisal went up 27% (still protected by 10% cap for a couple years). This is the first time since about 2015 (through-2020 in Travis Co; 2020-2023 in Montgomery) that I’ve felt their appraised value is actually higher than I could sell it for, by at least $25k.

Edited April 26, 2023 by Murfdogg21

[Booper 415]

Kendall Co. is out. I got a modest 5% increase after a 46% increase last year and 15% increase in 2021. Looks like I'll be on the hook for the 10% cap for awhile. Are we getting the tax relief HS deduction increase this year? I thought it was supposed to go from 40k to 65k.

[tokamak 6394]

There's a new house about 10 doors down from mine that is basically identical to mine - same builder, same floorplan. The new one has an extra half bath mine doesn't. It sold in late December for $X. Honestly I think the people overpaid, too. Other very similar houses sold earlier in 2022 for like $X - $60k. So of course Harris County appraises us at $X + $100k. Uh, what?

Uploaded some comps into Harris County's system, including the new house and those earlier 2022 sales. They came back and knocked me down to...exactly $X, to the cent. So, according to Harris County, a buyer with $X to spend on January 1 could have bought a brand new house with an extra half bath, or spent that same money on my house that's been lived in for two years. Makes total sense.

[Constant 6723]

Had a 30.7% increase. This is insane. I’ve filed a protest, but what are things I need to be doing in the meantime? I’m in year three of a new build in Ellis Co. 

[Superhero 8828]

On 4/14/2023 at 9:56 AM, Judge Roybeanbag said:

Mine is.  Apparently my stick structure value decreased.   But my dirt went up from $125k to $200k.  Expensive dirt.   

The dirt under my house went up $600k since I bought my house in 2015.

Good thing in CA, property tax is assessed on purchase price and barely changes year to year, so I got that going for me.

But my wife and I get to pay $40K in state income tax every year. So quit yet bitchin’. 

[Guest]

Knocked down about 5% after protest from ~$590K to $~560K. I still think it's high by about $20-30K, but don't want to deal with the hassle of an actual hearing. Even if it were knocked down, I'd still reach the full 10% cap this year.

TCAD was using comps from sales in June/July 2022... you know, when interest rates were a lot lower than they are now. And one of the houses that sold recently in their comps has a lot that's 40% larger, yet has the same land value.

[Bill Brasky 1443]

yay for homestead exemption,  third year in a row they say value went up by 30+%

[PvilleStang 2875]

14 hours ago, Bill Brasky said:

yay for homestead exemption,  third year in a row they say value went up by 30+%

The thought process of the wife.  If you don't protest, you're agreeing to the 10% increase in perpetuity, and screwing the rest of your neighbors ability to bring down their appraisal value.  No reason NOT to protest every year!

[hornian 5210]

17 minutes ago, PvilleStang said:

The thought process of the wife.  If you don't protest, you're agreeing to the 10% increase in perpetuity, and screwing the rest of your neighbors ability to bring down their appraisal value.  No reason NOT to protest every year!

I agree with you. Protest every year. 

[LCHorn 2615]

A friend has a condo in Austin and just had a successful protest to drop the value 39%.  That wasn’t decided at a hearing, btw-that was the offer once it comps (easy to get with condos) were provided.  I’m just stupefied that they would set the value so high and then concede they did so with relatively little push back.  

I’m not generally one to presume the systems of government are broken but something is massively wrong with how we’ve decided to fund our local governments when the main mechanism to determine revenue generation forces you to go through an unfamiliar and uncomfortable (and possibly expensive if you hire someone) bureaucratic process.  

[jimmyjazz 45889]

I guess I'm lucky my assessed value has only gone up 2.5X (12% annualized) over 8 years?  Sure, I'll take the equity, but that homestead exemption is the only thing keeping me in the house.

[Judge Roybeanbag 11819]

So property tax plus homeowners insurance plus maintenance, renting might actually be an option in the future.  There’s a ton of affordable rentals in Austin, right?

Edited May 4, 2023 by Judge Roybeanbag

[PvilleStang 2875]

5 minutes ago, Judge Roybeanbag said:

So property tax plus homeowners insurance plus maintenance, renting might actually be an option in the future.  There’s a ton of affordable rentals in Austin, right?

Jack up my taxes, I'll jack up your rent /landlord

[Judge Roybeanbag 11819]

1 minute ago, PvilleStang said:

Jack up my taxes, I'll jack up your rent /landlord

So basically, I’m looking at $2k per housing, plus $1.5 to $2k for health insurance, so I had better have an income of more than $50k to even survive.  Got it.  

[PvilleStang 2875]

3 minutes ago, Judge Roybeanbag said:

So basically, I’m looking at $2k per housing, plus $1.5 to $2k for health insurance, so I had better have an income of more than $50k to even survive.  Got it.  

If you want to eat eggs on the regular, better make 60K.  

[Judge Roybeanbag 11819]

18 minutes ago, PvilleStang said:

If you want to eat eggs on the regular, better make 60K.  

I guess a bidet is out of the question.  

[texasdago 7568]

Ours went up by single digit %.  It is way more than we paid on 2020 and unfortunately, dumbasses who look in our specific neighborhood are still offering above list with houses lasting 3-4 days on the market.  Current comps do nothing to help me.  

[Anastasis 23463]

On 4/14/2023 at 12:48 PM, jimmyjazz said:

Yes, through ProTax.

Gonna outsource my protest this year. ProTax's rates kinda suck. If they don't decrease your assessed value, they want 2.50/1k on market value reduction (min fee of $50 no matter what).  I understand why they had to move to that model, but I think that there is at least 25-50k (and potentially much more) they might be able to trim off the market. Spread between market and assessed is unobtainable. Gonna try Five Stone this year ($79 or 45% of actual savings, greater of the two). So paying an extra $29 in hope that they can move the market value more than 30k.   

Edited May 4, 2023 by Anastasis

[texasdago 7568]

Anyone tried these guys?

www.ownwell.com 

Edited May 4, 2023 by texasdago

[Anastasis 23463]

1 minute ago, texasdago said:

Anyone tried these guys?

www.ownwell.com 

Their online tools assessment sounds about right:

Your property has tax exemptions.

While it’s unlikely we can reduce your tax bill further this year, appealing every year regardless of your exemption status helps reduce your future tax liabilities. If you've recently purchased this property, you should appeal to reduce next year's increase to your tax bill.