Property Tax Issue

[joe645]

Las Vegas, Nevada
I live in a Mobile Home Community in a Manufactured Home on Permanent Foundation. I have resided in this community since 1978. Our first home was a 1536 sq foot double-wide. In 1995 we elected to purchase a larger triple-wide home. For whatever reasons the installers of the new home failed to either obtain a permit or notify the proper authorities of the new installation, and thereby my assesed taxable value and taxes reamined based on the 1978 home. In 2021, we opted for a Reverse Mortgage Plan. In the process, the discrepancy of manufactured date came up and had to be corrected prior to obtaining the loan. In doing so, I was hit with a supplemental construction fee which of course raised the assessed taxable value as well as nearly tripleling my property tax. I didn't take this lying down and started to do some investigation of comparable properties within the community. I discovered similar properties (Assessed Taxable Value, Size, Date of Manufacture, etc.) and found almost all were taxed at a lower rate then mine. A couple were assessed higher than mine and their tax was even lower. I can file an appear to the Board of Equalization but I'm not sure what evidence I need to make my case. Or should I seek out an attorney?

 

[adjusterjack]

When I was appealing my property assessments I provided photos of the other properties along with their stats obtained from county records.

With manufactured homes you might want to get the year, make, model, dimensions, features, etc, and compare them to yours, along with photos.

As for a lawyer, that's up to you to decide if it's worth the cost compared to the taxes. There are lawyers who specialize in this sort of thing.

Keep in mind that your assessed value is not your tax.

If I were to reduce my assessed value by $50,000 it would reduce my actual taxes by $200. Hardly worth paying a lawyer. YMMV.

 

[zddoodah]

should I seek out an attorney?

Yes.

 

[joe645]

When I was appealing my property assessments I provided photos of the other properties along with their stats obtained from county records.

With manufactured homes you might want to get the year, make, model, dimensions, features, etc, and compare them to yours, along with photos.

As for a lawyer, that's up to you to decide if it's worth the cost compared to the taxes. There are lawyers who specialize in this sort of thing.

Keep in mind that your assessed value is not your tax.

If I were to reduce my assessed value by $50,000 it would reduce my actual taxes by $200. Hardly worth paying a lawyer. YMMV.

The assessed value and taxable value are exactly what I am concerned with. Ex: Property #1 Construction Date: 1997 Sq. Ft.2128. Assessed Value$50,663 Taxable Value: $144,751. Tax: #813.14. Ex: Property #2 Construction Date 1995. Sq. Ft. 2158. Assessed Value: $45,2008. Taxable Value:$129,166. Tax: $966.50. Doesn't add up. As for photos, the assessors never actually come out and view each individual property they use a formula and computer.

 

[Zigner]

https://casetext.com/statute/nevada-revised-statutes/title-32-revenue-and-taxation/chapter-361-property-tax/equalization/equalization-by-county-board-of-equalization/section-361357-appeal-to-county-board-of-equalization-where-full-cash-value-of-property-is-less-than-its-taxable-value

(Statute regarding appeals)

 

[adjusterjack]

Property #1 Construction Date: 1997. Sq. Ft. 2128. Assessed Value: $50,663. Taxable Value: $144,751. Tax: $813.14.
Property #2 Construction Date: 1995. Sq. Ft. 2158. Assessed Value: $45,208. Taxable Value: $129,166. Tax: $966.50.

It seems reasonable that the older home would have lower values.

The higher tax on the lower valued home suggests something other than the assessment is at work.

Perhaps occupancy. Perhaps brand and model. Something else?

The tax rate is applied to the assessed value.

#1 is paying a rate of .016 or $1.60 per hundred of assessed value.
#2 is paying a rate of .021 or $2.10 per hundred of assessed value.

Why is there such a difference in the tax rate? That's what you are going to have to find out before you file your appeal.

Are you able to compare the tax bills on both properties? There could be an answer there.

As for photos, the assessors never actually come out and view each individual property they use a formula and computer.

Then you photograph the various properties and your own that you want to compare.

should I seek out an attorney?

I think not. You'd spend a lot more in attorney fees than you would save on your taxes.