Disputing property taxes in Yavapai County (sale, foreclosed, calculated)

[autism360]

Well, that's about right. Vacant land is taxed at 160% of the rate of improved land. Vacant land worth $73K will be taxed at $1600/yr and Improved land valued at $73K will be taxed at $1000/yr. Keep in mind that when the county assessor valued that vacant or improved land, it was probably actually worth about $100K in fair market value. So in reality, you are paying $1.6K or $1K for something worth $100K. Also, you are paying taxes based on valuations from two years ago.

Over the next few years, as vacant land prices increase, you will see a benefit. Your fair market value will be higher than your assessed value, but you will only be taxed on your assessed value. So, your assessed value in 2015 might be $18K (as based on 2013 fair market values). If land prices go up and the land is worth $50K in 2015, you will only be paying taxes on $18K instead of $50K.

I just looked at a random piece of vacant land in Chino valued at $73K for 2013. Take your assessed value, multiply that by 0.16 and then multiply that by 0.13, and that's about what you will pay in taxes. It's roughly 2.1% of the assessed value of the land for the 2013 tax year. This percentage changes from year to year depending on how much money the taxing authorities decide that they need. A decrease in value from 2012 to 2013 does not directly correlate with a decrease in taxes. Your taxes dropped 33% from 2011 to 2012 though. They only went up 4% from 2012 to 2013. Your tax bill shows you which individual taxing authorities received more or less money as compared to the year prior.

Why would I need to multiply by 0.16 and then by 0.13? Regardless of how it is calculated I think it is outrageous to charge 1600.00 in taxes on a piece of land valued at 73,000 no matter how you slice it.

[BriansPerspective]

Originally Posted by autism360

Why would I need to multiply by 0.16 and then by 0.13? Regardless of how it is calculated I think it is outrageous to charge 1600.00 in taxes on a piece of land valued at 73,000 no matter how you slice it.

The 0.16 is the reduction in assessed value for vacant land before the tax rate is applied. The reduction is 10% for residential and 19.5% (or possible 19% next year) for commercial. The 13% is roughly the aggregate tax rate applied to the reduced value. There are lots of individual taxes that vary from one location to the next. I just used a rough order of magnitude.

Like it or not, that's the way it is, and that's the way it has always been. Vacant land is taxed at a higher rate than residential property.

[wretched wrench]

Another consideration with vacant land is cattle or agriculture.

When shopping for property, I also looked into agricultural tax rates. I almost bought a large parcel that already had cattle already grazing on it with grazing rights paid. The payment was insignificant, but the benefit was much lower taxes. However, you can't just plant something or buy a few goats and declare it agricultural. I think you have to do it for 5 years before you get the tax break.

[autism360]

Like it or not, that's the way it is, and that's the way it has always been. Vacant land is taxed at a higher rate than residential property.

Brian just because something exists that does not mean it is right or fair. How is it fair that someone who has raw unused land is forced to pay a rip off rate for schools, fire department, library, Hospital, when I use none of these services?
People that actually use these service are paying a lower rate than me.
I have a condo in Chandler that I could sell tomorrow for 70,000, I got the tax bill yesterday and it is 202.00 for the entire year.
Have you ever heard the term HIGHWAY ROBBERY that is what it is to charge 1600.00 in taxes on a piece of raw residential land valued at 73,000 no matter how you slice it.
Do not forget that this country was founded partly by rebellion to unfair taxation aka Boston Tea Party,it is in our countries blood to speak out against unfair taxation not accept it as "ho hum that is the way it is".

I think Chino Valley is a great place to live but the Yavapai county tax rates on raw land are unfair and unjust.

I am paying for these on my vacant land tax bill

Central Yavapai Hospital 10251Chino Valley #51 Minimum School Tax 7977Chino Valley Fd 11204Chino Valley Sd #51 7051Fire District Assistance Fund 11900Mountains Inst Joint Tech Ed Dist 30001Sd #51 Budget Overrides 57051Sd #51 Class A Bonds 67051Sd #51 Class B Bonds 77051State School Tax Equalization 52001State School Tax Equalization 2001Yavapai Community College 8150Yavapai Community College 58150Yavapai County 52000Yavapai County 2000Yavapai County Library Dist 14900Yavapai Flood Control District 15001

[wretched wrench]

It is interesting to note that every candidate is elected by how loudly he can scream what a conservative he is. Then, when securely in office, they become tax and spend liberals.

[smilinpretty]

I live in Chino Valley but in the country. My property taxes are HIGH. In Mohave County if you owned raw land you paid less on P.T. and if you lived in the county, taxes were 1/4 lower than if you lived in Lake Havasu City.

My property tax went as high as $2K here and I tried to fight it and forget it. This county won't budge. I use to fight my pt in Lake Havasu and I could lower it. Our streets have cracks that are over a inch wide and there are 3 people that phoned the county but they won't do anything. If I knew how difficult this county is to work with I would never have purchased a house here.

Autism, that sounds awfully high for vacant land. I would go to Title Company and ask them to run print outs for like for like vacant property in CV and see if they are paying the same amount. If they aren't you have ammunition to fight it.

Brian as long as I have been on CD, I have always respected and admired you but your attitude is less than desired.

[autism360]

What is sad is one of the founding members of Microsoft owns several hundred acres near me in the Rd 5 N area and pays pennies in taxes because the property is agricultural, when the market turns around he will have it rezoned and sell it for a fortune without having paid the tax rate I am paying.
The county tax system is unfair when it allows one person to pay pennies to own hundreds of acres while at the same time folks are taken to the cleaners that own a few acres.

The Microsoft guy is doing nothing wrong but the county is by having an unfair and unequal tax rate.

[Burning Madolf]

The irony of this thread is AWESOME.

[BriansPerspective]

Originally Posted by smilinpretty

Brian as long as I have been on CD, I have always respected and admired you but your attitude is less than desired.

Don't shoot the messenger. I'm not saying that I like it. I'm just explaining it, and saying, "That's the way it is." I think vacant land taxes are ridiculous here. If vacant land owners do not like the tax rates, then they need to contact the state legislature to get the assessment ratios changed. If you don't want vacant land to be taxed at 1.6 times residential land, then talk to your representative.

Here's a detailed explanation from the County Assessor: http://www.yavapai.us/assessor/files...ionBooklet.pdf

[autism360]

Thank you Brian, I am glad you acknowledged that the tax rates are ridiculous,on the bright side hopefully once Mr Microsoft gets the ball rolling by resurrecting the Del Rio project,the area will appreciate substantially.