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Property Tax Appeal Reduce Your Property Taxes

Your Property Value is Dropping But Your Taxes Are Not

County Tax Assessors are quick to raise your tax valuation when market values are rising, but are reluctant to lower values when the market falls. We can help.

You did not see an increase in your tax value this year because the Georgia lawmakers prohibited increases from 2009-2011, but your property is likely still overvalued. The Atlanta Journal & Constitution reports that home values have returned to their year 2000 values – has your tax bill? If not you should contact us immediately.

The lawyers at Clark Caskey have extensive experience handling property tax appeals in both the Board of Equalization and the Superior Court. From this experience we have developed the expertise to cut through the red tape and get results.

The reality is that counties do not want to fight in court. Did you know that if you have to appeal your home’s value to court and you get more than a 15% reduction, the county has to pay your legal fees?

HOW DO I APPEAL MY TAXES?

It is not too late to appeal your tax value. Everyone will get a notice of assessment before July 1. You have 45 days from the date of your notice to file your appeal with the county tax assessors. Contact us to ensure you do not miss the important filing deadlines.

If your initial appeal is denied by the county, the appeal is sent to the Board of Equalization (the “BOE”), or you can elect arbitration and in some cases can appeal to a hearing officer. The BOE appeal is heard by three members of the BOE, and you and the county can present your case in person. We often obtain good results at the BOE hearing, and have obtained several reductions in excess of $200,000.00 and in other cases we have reduced valuations by 50% or more.

If you are not satisfied with the BOE decision, you can take the county to Court. If you get a 15% reduction (20% for commercial properties) then the County has to pay your legal bill.

Clark Caskey, LLC handles all aspects of the tax appeal process from the initial appeal filing through the superior court.

TAKE ADVANTAGE OF THE NEW CHANGES IN THE LAW

Recent changes to the property tax laws make appealing your taxes (somewhat) easier.

Now everyone has the right to appeal their taxes, whereas before you only had the right if you owned the property on January 1, filed a tax return, and the county rejected your valuation. Beginning in 2011, you will get a notice of your assessment before July 1 even if you did not file a return and even if you just bought your property. You have 45 days from the notice to file your appeal.

WHY DO I NEED TO APPEAL MY TAXES

The obvious answer is to reduce your tax bill. But did you know that once your appeal is resolved, your taxes cannot increase for two additional years? The Georgia lawmakers prohibited counties from raising values from 2009-2011. An appeal of your 2011 taxes can extend the “tax freeze” through 2013.

HOW MUCH DOES IT COST?

We offer both flat-fee and contingency fee rates so that whatever your tax value, it makes economical sense to fight. In successful appeals in court where your value is reduced by 15% (20% for commercial), you pay nothing because the County has to pay your legal fees. Call us for details.

WHAT DO YOU NEED TO DO NOW?

Call us. We do not charge for phone consultations and can usually tell you whether it makes sense to challenge your property tax valuation. We then ensure the proper notices are filed with the county and begin working on negotiating a better value for you. There is little for you to do once you turn the matter over to us. Once the value is finalized from an appeal, value will not be changed for the next two years.

WHAT IF I HAVE ALREADY FILED MY APPEAL BUT I NEED YOUR HELP?

It is never too late for us to help. Many people often find the appeal process bewildering and are not sure how to present their appeal. We often are asked to handle appeals the evening before the Board of Equalization hearing, and will make every effort to help you regardless of how far along in the appeal process you are.

DO I NEED A LAWER TO HANDLE A TAX APPEAL?

Tax appeals concern more than just your market value. While many appraisers and even real estate agents provide tax appeal services focusing on valuation through the administrative level (the Board of Equalization), only lawyers can take your appeal to court. If you do not raise each of your legal defenses to an unlawful tax assessment at the administrative level, you waive the right to assert them in court. It is a lawyer’s job to know the law and your rights, and how to preserve those rights for court.