Real Estate Rules
- Real Estate Taxes are the result of two separate and distinct processes. First, the Appraiser determines the value of property. Second, the local governments that serve that property determine their needs and develop budgets. The end result is a levy. For details, see Property Taxes: How they are figured? and Levy Rates.
- In late October, the value of your property and the levy rate applicable to your property come together to form a tax liability. This liability becomes a lien on the real estate on November 1.
- Around November 1, each parcel of land is mailed two statements: a tax bill and an information sheet. The tax bill is the amount to be paid and includes full instructions. The information sheet compares current year values, rates, and taxes with the prior year for the same parcel. For those parcels covered by an escrow agreement with a mortgage company, only the information sheet will be sent to the property owner. All tax bills and information sheets are sent to the address on our file, which is the last known address.
- FAILURE TO RECEIVE A TAX BILL DOES NOT EXCUSE A TAXPAYER FROM PAYING TAXES TIMELY.
- All taxes are due on November 1 of each year and become delinquent after December 20. Taxes paid after December 20 are subject to interest, currently using a 12 percent annual rate.
- If the total real estate taxes for a given parcel are at least $10, you may pay taxes in halves without incurring interest charges. If you choose to pay half before December 20, the second half must be paid by May 10 to avoid interest charges. A second half bill will be sent to all making a payment. This second half bill will be around April 1.
- You can make a partial payment, in our County, if you are unable to afford the full amount of taxes at the assigned date. The portion of the first half taxes unpaid on December 20 will continue to incur interest until paid.
- Taxes unpaid on July 25 are advertised as being delinquent.
- For parcels remaining unpaid, a $16 advertising fee is added to the taxes on a Wednesday in August (either the second or third, depending on the calendar).
- On the first Tuesday in September, all properties are “sold” to the County. This legal action effectively changes the character of taxes being paid from current to delinquent.
- Property remaining delinquent may be sold by the County at a Judicial Foreclosure sale. The specific laws regarding this action are listed elsewhere but in simple terms, if the property has any delinquent taxes over three years old, it can be sold at auction to the highest bidder.
- Delinquent tax payments will be applied to the most recent delinquent tax year
first in accordance with Charter Resolution No. CR-01-12.
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