Appraisal districts use a process called mass appraisal to value hundreds of thousands of houses. In Harris County, they value about 1.2 million houses each year, using a very limited staff. Most of the property inspections mandated by state low (every three years) are now done using aerial photography! Seriously, how much can you tell about the condition of a house viewing an aerial photograph?
In many cases, the computer-generated estimate of market value is within 10% of the true value. However, in about half the cases the value set by the appraisal district is either 10% high or low, because of defects in the mass appraisal process.
We believe about 30,000 homes in Harris County over-taxed by 50% or more in 2014. And about 5,000 homes in Harris County over-taxed by 100% or more. Between 200,000 and 300,000 Harris County taxes are over-taxed by at least 10%.
While this may seem incredible, it is due to the errors in appraisal district property records, inaccurate data regarding cost, depreciation and comparable sales. Further, most property owners have limited knowledge about the appeal process and believe myths about appealing property taxes. They do not understand the HCAD jargon of grade, CDU, level of remodel, land lines, etc. Compounding the problem is a reluctance to revise HCAD records. If an HCAD appraiser agrees a property is over-taxed, he will change the value. However, to correct fields of data such as grade, condition or land value is highly unusual. So the same problems occur from year to year, frustrating home owners and causing HCAD a consistently high appeal value. If Harris County Appraisal District would make updating the records part of the appraisal process, it would reduce the number of annual protests.
Since HCAD targets 100% of market value for their homes, half of all houses are over-taxed and half are under-taxed. The result is there are at least 200,000 houses in Harris County over-taxed by at least 10%. Following is a list of some of the most egregious examples of homes over-valued Zip Code 77018. If you recognize the address, please call the owner and make sure they protest.
Property Zip Code Property Address Assessment Ratio 2014 Market Value Gross Sale Price Owner Name
77018 419 W 31st St 190% $787,550 $415,000 Tyler-Martinez Mary P &
77018 1730 Ansbury Dr 132% $191,768 $145,000 Nemec Leonard R
77018 991 Chamboard Ln 129% $445,049 $345,250 Donnie G Tv LLC Dba Formula
77018 217 W 44th St 128% $56,478 $44,000 Cook Marlene Tone % Lavaugh L Cook Estate Of
77018 818 W 43rd St 127% $317,756 $250,000 Barrow John E & Lisa K
77018 411 Azaleadell Dr 124% $442,716 $357,000 Serrano Libby R
77018 306 E 38th St 123% $40,000 $32,500 Elmers David L
77018 1567 Hewitt Dr 121% $284,462 $235,000 Frodine Lori
77018 1317 Richelieu Ln 120% $335,047 $280,000 Gebauer Chase
77018 1634 Du Barry Ln 119% $274,310 $230,000 Torres Jose A & Maria M
77018 947 W 43rd St 119% $238,498 $200,000 Harkor Homes LLC
77018 1430 Althea Dr 119% $313,518 $263,250 Code Leslie A
77018 1922 Brimberry St 119% $380,802 $320,000 Saterfiel Coree
77018 307 E 33rd St 119% $127,105 $107,000 Smith Toni
77018 733 W 39th St 119% $379,704 $320,000 Sutherland John A & Courtney S
77018 2307 Poinciana Dr 118% $709,442 $600,000 Foster Carrie E
77018 1723 Nina Lee Ln 118% $312,078 $265,000 Perry Homes LLC
77018 922 Fisher St # C 117% $554,236 $473,000 Shockley David P
77018 4602 Alba Rd 117% $385,606 $330,000 Twenty Three Ten Development LLC Chalmers John E Estate Of
77018 1514 Du Barry Ln 116% $343,110 $294,900 Wathen Stacy
77018 1910 Ebony Ln 116% $278,617 $240,000 Moffitt Mary Ann
77018 831 Lamonte Ln 115% $736,630 $639,000 Mcguire Holland B
77018 5003 Shady Nook Ct 115% $459,673 $400,000 Current Owner
77018 2106 Du Barry Ln 114% $250,686 $220,000 Chamberlain LLC
77018 987 Chamboard Ln 113% $324,461 $287,000 Jernigan Brett & Kelly
77018 1802 Candlelight Place Dr 113% $695,906 $615,625 Major Jason L Jr
77018 1814 Saxon Dr 112% $297,536 $265,000 Perry Homes LLC
77018 938 W 43rd St 112% $284,908 $255,000 Beeson Lawrence
77018 1903 Brimberry St 112% $248,879 $223,000 De Atai Limited Company
77018 236 W 30th St 111% $456,751 $410,000 Daily Paula E
77018 1566 Sue Barnett Dr 111% $397,997 $360,000 Ortega Megan E & Jesus A
77018 2207 Lamonte Ln 110% $328,237 $299,000 Howell-Smith Barbra
77018 922 W 42nd St 110% $279,917 $255,000 Knutson Julie
77018 1234 Du Barry Ln 110% $319,899 $292,000 Bella Torre Homes LLC
77018 1340 Sue Barnett Dr 110% $1,064,347 $972,000 Wan Jing
Since the property taxes are paid by the mortgage company for most home owners, the pain point for the home owner is about one year too late. When they receive the notice their monthly payment is increasing by $100 or $200 or more per month, the appeal deadline has likely passed. The property tax appeal deadline in Texas is May 31, or the following workday if May 31 is on a weekend.
The mortgage payment will not likely be increased until after the current year taxes are paid. For example, if your home is grossly over-assessed in 2014, the monthly payment will likely be adjusted in the Spring of 2015. But the deadline to protest your 2014 property taxes is May 31 (actually June 2 since May 31 is on a weekend). Hence, the deadline occurs almost a year before the home owner learns there is a problem.
There is really no meaningful relationship between the methodical work done by an independent fee appraiser and an appraisal district appraiser. The fee appraiser typically inspects and measures the subject property, so he has accurate data. He also personally visits each of the comparable sales to see if they are really comparable.
For homes build before 1980, an appraisal district appraiser has almost never seen the inside of the house. They just guess at the quality of construction and condition. For homes built after 1980, the appraisers attempt to measure them. However, they are often not completed when the appraisers measure them, leading to errors including size (by double counting vaulted ceilings), and level of finish. Curiously, appraisers at Harris County Appraisal District give equal credence to their data on homes built before and after 1980.
The appraisal districts errors regarding your property are compounded by errors in their information regarding comparable sales. The appraisal districts commit several errors systematically that tend to cause them to over-tax home owners. First, properties that sell are typically prepared for sale by putting them in prime condition. Properties that sell have often been recently painted have new flooring, a new roof, a new HVAC and other similar items. If a buyer was considering buying a typical house not prepared for sale and one that had been prepared as advised by the Realtor, the buyer would certainly pay more for the latter. HCAD terms the cost of preparing a home for sale maintenance and does not recognize any difference in condition between a recently sold house and a livable house.
A second serious problem is that appraisal districts tend to use sales that have been remodeled to value houses that have not been remodeled. Incredibly, the insular culture at some appraisal districts, including Harris County Appraisal District, is they require you to prove your house has not been remodeled. This is simply a red herring to cover up the extensive errors in their evidence regarding comparable sales. There is no requirement that the property owner prove the appraisal districts records are correct. If anything, the appraisal district doubting the accuracy of their evidence about your house should undermine their credibility on other issues. If the appraisal district is saying their evidence about your house may not be accurate, why should we give much consideration to any of their other evidence?
In addition to errors regarding the information about your house and the errors regarding the comparable sales, the model used by the appraisal district is imperfect. There is no model that can consistently value houses with precision.
Texas law requires property owners to file a property tax protest to be able to obtain the evidence regarding their house. Protest both market value and unequal appraisal and include a note asking the appraisal district to make their evidence available two weeks prior to the hearing. The protest form is available at http://www.poconnor.com/pdf_forms/41-44.pdf
In many cases, given the large number of substantial errors in valuing houses, the appraisal districts evidence will clearly show the property is over-assessed. It is critical that you protest prior to May 31, or you will not be able to get the information and determine if you are taxed fairly. Since over 200,000 houses in Harris County are over-taxed by at least 10%, encourage your family and friends to protest, so they at least get to see the appraisal districts evidence.
After you protest and obtain the appraisal districts information, one of the first priorities is to see if their evidence is accurate for your house. Then check to see if the sales data is accurate. The Houston Realtors make the photos of properties sold are on-line after the sale. For Harris County Appraisal District, you can access these at har.com.
The data used for analysis was all sales of houses in Harris County that occurred during October 1 2013 to March 31 2014, for which we had a purchase price and a 2014 HCAD market value. The only records that were eliminated were those where there was a major discrepancy between the Realtor MLS data and the HCAD tax roll regarding the size of the land and / or building. Stated differently, this analysis includes all sales except those for which complete information was not available.
For more information, contact Charlissa Holman at 713 375 4367 or Patrick OConnor 713 822 8613.