The Niobrara County Assessorís office mailed the 2013 property assessment schedules on April 10. According to Niobrara County Assessor Elaine Griffith, properties are assessed to the owner of record and valued as they existed as of January 1st of each year. The notice will indicate to the property owner the market value determined by the Assessorís office and this yearís estimated property tax. The level of assessment is set by statute and the mill levy is based on budget requests from various taxing entities (school districts, fire districts, etc.). Mill levies for 2013 will not be set until August. Statute requires that the Assessor use the prior year mill levies to calculate an estimated tax for comparison.
Tax notices for this year reflecting the actual amount of taxes will be mailed in September from the Niobrara County Treasurer. Those notices also reflect the breakout of how tax dollars are distributed.
State law mandates that property assessments and property taxes be based on fair market value. Fair market value is determined by sales of properties similar in characteristics such as age, square footage, location, style, and lot/land size. The number of sales of residential properties has increased in the past 18th months and the market has remained steady.
Agricultural land is valued on the landís current use and the capability of the land to produce agricultural products under normal conditions.
Property owners should review the amount noted as ďTotal Valuation Used to Calculate TaxĒ, and determine if it is the approximate value of their property if sold Jan. 1, 2013. If they agree with the value, owners are not required to respond.Ē Property owners have the right to appeal the market value stated on their assessment schedule; however, this must be done within 30 days of the postmark on the assessment schedule. For 2013, the deadline is May 10th. Upon request, staff will review the characteristic information for the property with the owner to ensure the information is accurate. During this review, the property owner should provide any information they would like to have considered as an appraisal, market analysis, special conditions or influences they feel may affect the property value.
Griffith reminds Wyoming Veterans the deadline for applying for their property exemption is May 28th. If discharge papers and information necessary to qualify for the exemption have previously been provided, notification may be done by calling the office.
For more information, contact the Assessorís office located on the first floor of the Niobrara County Courthouse, 424 South Elm, or call 334-3201. Additional information about the assessment process can be obtained at www.niobraracounty.org.
For the complete article see the 04-10-2013 issue.
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