Inconsistent Appraisals Harm Taxpayers

Property taxation in Levy County has been a hot topic since the 2006 tax bills came out. The tax bills in 2007 were only slightly lower. Keep in mind, the tax bills are based on two factors, the appraisals by the Property appraiser and the spending budgeted by the County Board of Commissioners. Let us focus on the property appraisals, using the information on the Property Appraiser's website.

For property appraisals to be fair they should be consistent and objective, by neighborhood and county-wide. Furthermore, appraisals should be based on actual sale prices, not advertised prices. Finally, appeals over unfair appraisals before the Value Adjustment Board face five officials who have a vested interest in keeping taxes high.

In Cedar Key there are numerous adjacent waterfront lots appraised at great differences in value. Lots in general in Cedar Key are appraised at full value or more while lots just outside the City Limits in Cedar Key Plantation are appraised at 80 percent of market value. Several blocks of land adjacent to cities, and clearly not agricultural, continue to be appraised at the very low agricultural tax rate. Can't the appraisers see the new roads, gates, etc, or read the development proposals submitted to the County? Why should 640 acre blocks pay only $1600 in taxes? That is $2.50 per acre!

We are led to believe appraisals are based on sale of comparable properties. Yet the Property Appraiser himself shows visitors his clippings of asking prices in real estate ads to justify his appraisals. His online sales data show that sales collapsed in the second half of 2006. In the past year repossessions by banks have demonstrated that the prices paid in early 2006 were excessive. However, the Property Appraiser uses these early sales to justify high appraisals, while later lower sale prices are disregarded as"distress sales."

Another example of inconsistent appraisals is failure to penalize seasonal rentals of homesteaded properties. All other tax payers carry the burden of lax enforcement by the Property Appraiser.

The Property Appraiser cites the low number of appraisals appealed to the Value Adjustment Board as evidence of his accuracy. Consider the vested interest of the officials hearing the appeal, for they have accepted the high appraisals before setting the budget. Property owners know they are fighting "County Hall" if they appeal. No wonder few appeals are filed and fewer prevail.

Go online to www.qpublic.net/levy to see the appraisal records for your neighborhood and the "ag land" that is under development.