What does my property valuation
The market value of your property as of
How does the Assessor arrive at
By using mass appraisal techniques including
the cost, income, and sales comparison approach to value.
How do I know when my property valuation
On or about June 1st of each year the
Assessor's Office sends out Notices of Valuation Change
to property owners who have had a CHANGE of value.
How is agriculture land valued?
The theory of valuation for agricultural
or horticultural land is no different than any other property.
It is the fair market value of the land. The difference
lies in the assessment level. The Nebraska Constitution
states that agricultural/horticultural land must be assessed
at 75% of its fair market value.
How are taxes calculated?
Tax rates are established as a result
of a budgetary process. Each governmental agency provides
a budget that will cover the cost of maintaining their respective
agency for a fiscal year. The budget requirements are totaled
and that amount is divided by the total assessed value of
property for that subdivision to establish the tax rate.
The tax rate is stated as a percent or amount due for each
$100 of assessed value.
THE COUNTY ASSESSOR IS NOT RESPONSIBLE FOR ESTABLISHING
THE TAX RATE.
Example of District 10001
(Bellevue) Tax Rate Breakdown
||SCHOOL DISTRICT 1
||PAPIO NATURAL RESRCE
||METRO COMMUNITY COLL
||ED SERVICE UNIT 3
What should I do if I do not agree with the valuation
of my property?
First, contact the Assessor's office and
explain your concern. If you are not satisfied with your
value after visiting with the Assessor's office you must
file a Property Valuation Protest with the Sarpy County
Board of Equalization. Protest forms are available on-line, at any city hall office or the County Clerk's office. The Property
Valuation Protest period is from June 1st through June 30th.
This form, when completed, must be filed with the Sarpy
County Board of Equalization at the office of the County
Clerk no later than June 30th. The County Clerk's office will accept protest filings submitted in person or postmarked on or before June 30, no later than 4:45 PM. If June 30 falls on a weekend, forms will be due the next business day.
Your "requested valuation"
of the protested property must be stated along with the
basis for the request. Failure to state the reasons for
the "requested valuation" may be grounds for dismissal
of the protest. The legal description of the property and
the value of the land and buildings must be included. The
protest form MUST be signed and dated.