As explained in the companion article, Should You Challenge Your Property Tax Assessment in Oklahoma?, you may investigate your tax assessment and determine that the tax assessor has placed too high a taxable value on your home. If that has happened, your property tax bill will be unfairly high. This article will describe how you may be able to lower that taxable value – and reap big tax savings in Oklahoma.
What You Need to Challenge the Taxable Value of Your Home in Oklahoma
To successfully challenge the taxable value, you’ll need to establish at least one of the following facts:
- The tax assessor relied on information that is incorrect or incomplete. For example, the assessor may have assumed that your home contains 2,250 square feet of space when it actually has only 1,750 square feet.
- The tax assessor set the taxable value of your home that is higher than the taxable values of similar homes in your community.
- The tax assessor assumed that the current market value of your home is higher than it actually is.
If you’re convinced that any of these facts is true, consider the following strategy for trying to get your taxable value reduced.
Confer With the Tax Assessor
If you have convincing evidence that the tax assessor has overvalued your home, he or she may agree to change the value. If that happens, you won’t need to pursue an administrative appeal. You can get contact information for your tax assessor from the online Directory posted by the Oklahoma Tax Commission. Click on the name of your county.
Start by mailing or delivering a written complaint to the assessor, specifying your objections to the valuation. If the assessor has raised your valuation, submit your complaint within 20 working days from when the assessor mailed you a notice of increase. Otherwise, submit your complaint by the first Monday in May. The assessor will meet with you to discuss your complaint and, within five working days, will tell you whether the valuation will be changed.
Most tax assessors are hard-working officials who take pride in their work, and do their best to treat homeowners fairly. Before your meeting, make extra copies of your evidence, such as tax assessor reports, related to the value of your home. When you meet, assume that the tax assessor is acting in good faith and is willing to consider your evidence. There’s no need for you to be argumentative or to complain about how property taxes have become burdensome. Just stick to evidence that warrants a lower taxable value for your home.
Pursue An Appeal
If you can’t reach agreement with the tax assessor, you can appeal the valuation. Here’s where to appeal and useful evidence for doing so.
Where to Appeal
You can appeal to the county board of equalization within 10 working days from when the assessor’s decision is mailed or delivered to you. The assessor can give you details on what paperwork you need to submit, and may provide a form to complete. The board will conduct a hearing at which your evidence will be considered.
Useful Evidence for Your Appeal
In pursuing your appeal, several types of evidence may be useful, including:
- a recent appraisal of your home
- a contractor’s report showing repair work needed on your home and how much the work will cost
- documents showing actual sales prices in your neighborhood, and
- photographs of homes similar to yours, together with a list of their sales prices or taxable values.
At the hearing, you’ll probably have just five or ten minutes to present your case, so be succinct. Bring extra copies of your documentary evidence so that each hearing officer has a copy. Try to include a chart showing comparative sales prices and taxable values. You may want to arrive early so that you observe – and learn from – other people’s hearings.
Consider Asking a Court to Review the Board’s Decision
If you don’t agree with the decision on your administrative appeal, you can go to your county district court for a further review. You must do so within 10 days after the board completes its work for the year. You’ll probably need to hire a lawyer to advise or represent you if you plan to go to court.
To find an experienced real estate lawyer in Oklahoma, check out Nolo’s Lawyer Directory.
Learn More About Tax Appeals in Oklahoma
For more information on tax appeals in Oklahoma, read the excellent brochure, Oklahoma Property Taxes, posted by the Oklahoma Tax Commission. Scroll down to page 10.