Property Assessment: How to Appeal a St. Louis County Tax Assessment

As is sometimes the case, you believe the Tax Assessor made a mistake on your property value assessment or overlooked structural damage, which affects the fair market value of your property.

What Happens when the Tax Assessor gets it Wrong?

St. Louis appraisers are often asked to answer that question when an individual believes he or she is paying too much in taxes. As a Real Estate Appraiser, I can tell you that it is a confusing process, as well as a time sensitive issue to appeal the assessor’s property value assessment. That is why it is important for you and your family to have assistance from an appraiser that has done this many times. We at True Value Appraisers (TVA) can help you determine if you are in fact paying too much in real estate taxes. An accurate property assessment could save you money, lots of MONEY.

Although, surrounding cities and counties might use a different procedure to determine taxes, most are the same or similar to that of Saint Louis County. Call TVA at 314-862-1644, if you have questions regarding the procedures in your area. Listed below are the procedures to appeal your tax assessment in Saint Louis County.

Saint Louis County Tax Appeal

When you disagree with your property value assessment or the assessed market value of your home, as determined the by your local assessor, you have the option to file an appeal with the Board of Equalization (BOE). The first thing you should do is contact an independent St. Louis appraiser to determine the fair market value of your property.

How to file:

Paperless filing online:

http://stlouisco.com/YourGovernment/CountyDepartments/

OR

Obtain an Appeal form:

 

Property Assessment Video:

 

nline filers who waive their hearing attendance will be able to upload their supporting documents. All others need to bring their documentation to their hearing.

 Support your appeal with the following evidence:

  1. Appraisal – By one of the independent St. Louis appraisers, that reflects the market conditions as of January 1 of the most recent reassessment year.
  2. Sales Contract – That reflects an “arm’s length” transaction on the open market. (An “arm’s length” transaction is a sales agreement between two individuals who have previously never met. A non-arm’s length transaction would be the same as a parent selling their child a property at a discount.)
  3. Closing Statement – That reflects an “arm’s length” transaction on the open market.
  4. Photos – That show the existing structural issues or conditions that a buyer may require a seller to repair prior to closing, or that might affect the market value beyond what the Assessor has already taken into account.
  5. Repair Estimates – That shows structural issues or conditions that might affect the market value of the house.
  6. Statement of Construction Costs – That reflects recent bills or statements that demonstrate the value of new construction or additions.
  7. Comparable Sales – Sales of similar houses in the same or comparable neighborhood that occurred before January 1 of the most recent reassessment year; information is available on the County website.
  8. You may not need all of these depending on your case, but it is best to bring it with you.

What is next?

When you indicate a preference to attend a hearing, you are given a notification of the date and time reserved for your appeal. However, when you waive your hearing attendance, the Board will consider all evidence you submitted before rendering a decision.

When will you know the outcome?

Board decisions are mailed out in September. If you disagree with the Board’s decision, you may file an appeal to the State Tax Commission (STC) within 30 days of the date on the decision letter. Saint Louis County holds the STC hearings. For more information regarding the STC appeal, go to www.stc.mo.gov.

What should I do to prepare for the Hearing?

If you have not had an independent appraisal completed, it would be wise to get one completed at the earliest opportunity, and then sit down with the appraiser and go over the real estate appraisal. Although the appraiser does note normally accompany you during the hearing, the appraiser can point out what evidence he or she used to help determine value and which points you should stress to strengthen your position.  In some cases the appraiser and or attorney can accompany you for an extra fee.

TVA has completed thousands of property appraisals for the appeals in the St. Louis County area, and can match what you need with a cost effective appraisal to suit your needs. In fact, we do appraisals for many different reasons, such as Estate Appraisals & Date of Death Appraisals, Financial Planning & Trust Appraisals, PMI removal, Pre-Foreclosure & Short Sale, as well as those for Tax Assessment Appeals. Give us a call to set up a consultation with one of our professional appraisers.  

What Happens at the Hearing?

Step One: You will meet the County Appraiser to review and discuss the County’s appraisal. You will be able to review evidence used in the property value assessment of your home and present evidence you have to support your opinion of its value. When an error was made, he or she will recommend an adjustment on your property value assessment. If you agree, you can sign “Memorandum of Settlement.” However, when you disagree, proceed to Step Two.

Step Two: You will meet the BOE Hearing Officer who will review the Appraiser’s recommendation, hear your complaint, and review the evidence you have. The Hearing Officer will consider all of the evidence presented and make a written recommendation to the Board.

Step Three: Board members will review the appeal file including all evidence (pictures, etc.), which were presented, the Appraiser’s comments, and the Hearing Officer’s recommendation. They will consider all of the information in the file, and make a decision regarding your appeal. The members of the Board of Equalization make the final decision in every appeal.

Now that you know what is involved in the process, you will want a champion for your cause, a time-tested winner in Real Estate appraisal and assessments. TVA is the right St. Louis appraisers that will assist you through every phase of the Appeal process and answer all your questions. Whether you need a commercial or residential appraisal, a limited scope appraisal, or a neighborhood analysis to support your claim for an appeal at a price you can afford, we are the ones to call for your Tax Appeal at 314-862-1644.  

True Value Appraisals – Our Name Says it All!

PS: Let me know if this article enlighten you. Let me know your thoughts and feel free to leave a comments below. – Thevenot Pierre Jacques