Rising property values create sticker shock
 
By Katie Oliveri
koliveri@thespectrum.com
 
ST. GEORGE — Eugene Martin, a resident of Leeds, said the taxable value of his home went from $158,000 last year to $279,000 this year, according to the disclosure notice he recently received.

Martin expects to pay about a 72 percent increase in property taxes this year, saying he paid about $835 last year and is expected to pay about $1,436 this year.

He said he's planning to appeal the value of his home.

Disclosure notices were recently sent out to all property owners in Washington County.

Though not the tax bill, the notice gives property owners an idea of what to expect as far as how much they should estimate to pay in taxes for this year.

Tax bills are sent out around the end of October and are due by Nov. 30.

And through an appeal process, held from now until Sept. 17, a property owner can disagree with the value of their properties and supply information to show it should be different than what the county has it assessed for, officials said.

The process allows people to discuss the value of their properties, not how much the tax is.

With the average property in the county going up about 15 percent in value this year, property owners may see their taxes increase, decrease or stay the same on various levels depending on the percentage of property value increases as well as where they live.

David Miller, chief appraiser for Washington County, said the disclosure notices were sent out to all property owners at the end of July.

"It’s not a bill," he said, adding it's just a notice to let them know what the county has their properties assessed for (at the market value) and then it also shows the tax rates and what the estimate of taxes will be when the tax bill comes.

In a nutshell, the notice shows the market value of a person’s property and the overall amount expected to be owed in property taxes for 2007.

Calvin Robison, clerk auditor for Washington County, said the notices are sent out with the idea that individuals who disagree with their property value can have it reviewed through the Board of Equalization, Robison said.

The disclosure notice shows three different scenarios — last year's taxes, what it would have been this year if no tax increase or adjustments, and what is actually being proposed.

Robison said three cities have had or are having "Truth in Taxation" hearings. Those include Santa Clara, Enterprise and Toquerville.

The three cities, Robison said, are proposing to raise the property taxes for 2007. In essence, the rates would jump.

Every area in the county had new growth except for Hildale.

"The town didn't get additional revenue because of new growth," he said.

"If you have more development, then you get new growth," he said.

He said the certified tax rate went up in Hildale because the value of property went down and those residents' taxes will be about the same.

The rate was raised to generate the same amount of taxes as the year before — which is opposite from the rest of the county — Robison said.

For most of the county, Robison said, the value of property went up and so the certified tax rates came down.

Robison said for "every one of the other cities, the tax rates are going down from the previous year."

The main reason, he said, is because of the value of homes, he said.

If the value of properties goes up, Robison said, the certified tax rate must be lowered.

But that doesn't mean residents will pay less in taxes, he said, or more.

This year, the average property in the county went up about 15 percent in value, Robison said.

If, for example, your property went up 20 percent, above the average, or a higher percentage, you'll be paying more in taxes, Robison said.

If someone's property stayed the same or only went up about 5 percent, below the average, taxes will probably go down or stay about the same depending on where they live, Robison said.

It's based on the county as a whole, Robison said, and "no city, town or school is getting more money than they did before" except for new growth or the bonds they're issuing or through truth in taxation hearings.

This year, the local school portion of their taxes was increased because voters previously approved a leeway, Robison said.

Merle Gier, also a resident of Leeds, said he's looking at paying at least $700 more in taxes if the proposed budget is approved. He said he wonders how do officials arrive at the number.

He said last year, his taxes were $1,762.03 while this year, he expects to pay $2,485.14. His home went up $145,000 in taxable value from last year, he said.

"I feel that they could use an increase (the tax base)," he said because more people are coming to live in the community, "but what is fair?"

Robison said on average, the school district is getting about two-thirds of the tax.

He said cities range, however.

"On average, a city probably gets anywhere from 17 percent to 18 percent of the tax," Robison said.

He said Springdale has the lowest tax rate while Hildale has the highest rate and St. George is "more in the average."

The county is also getting around 16 percent or 17 percent as well, Robison said, and other entities like the Washington County Water Conservancy District, about 7 percent or 8 percent. Also, different special service districts and fire districts get a portion.

Miller said "we do appraisals on properties" as well as sales ratio studies that indicate what areas need to be looked at and changed, which then comes up with how much the property is worth and determines how much the person will pay in taxes.
 
TheSpectrum.com
Originally published August 17, 2007
 
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