Looking for an Appraiser for my Hobby Horse Farm in Stokes County near Pilot Mountain.

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o2l

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Neighbor clear cut the land right behind my barn.Tax people advised it should not lower my property value. Re-evaluation is due this year.
 
I got nothing, but am curious about what you’re trying to accomplish. Not important, just nosey.
 
o2l said:
Neighbor clear cut the land right behind my barn.Tax people advised it should not lower my property value. Re-evaluation is due this year.
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There can be a huge difference between tax assessor property value and actual resale value of the property. You're on the right track. Don't listen to the tax assessor.
 
People are allowed to cut their timber, that’s how you get money from timber parcels

Assuming they re-plant and aren’t mining the area, it absolutely won’t change the value unless your value was based on income from having people pay to look at the neighbors trees


And county assessors values for tax purposes are entirely different than fair market value. Sometimes they line up but the value of one doesn’t necessarily indicate the value of the other
 
GymB said:
I got nothing, but am curious about what you’re trying to accomplish. Not important, just nosey.
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I fully expect to have to challenge their new assessment, as I have done every four years, and I want to have some ammunition to back up my case. The owner of the property clear cut property bulldozed all the debris to right behind my horse barn and it looks like something from a "Mad Max" film. Last year, a 2 bedroom modular sitting on two lots next to me sold for $270K. My last assessment from Stokes County four years ago was less than $200K.
 
o2l said:
I fully expect to have to challenge their new assessment, as I have done every four years, and I want to have some ammunition to back up my case. The owner of the property clear cut property bulldozed all the debris to right behind my horse barn and it looks like something from a "Mad Max" film. Last year, a 2 bedroom modular sitting on two lots next to me sold for $270K. My last assessment from Stokes County four years ago was less than $200K.
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Have you spoken to your neighbor? Sounds like he’s improving his property which could affect your valuation. I don’t think timber farmers clear stumps to replant, could be wrong. Be good to know what he’s up to.

As @11B CIB said, an ugly view behind your barn isn’t going to be good justification to reduce your valuation, it may he a nuisance but it can be readily resolved.

But it never hurts to have ammo for the fight!
 
Are you farming Hobby Horses, or do you have a farm for your horse hobby?? There is a difference for tax purposes, one is a business, the other is a hobby.
 
oderus1671 said:
On a side note, i caught our county tax assessor picking his boogers and eating them on my security cameras , snooping around looking for improvements to add to my tax value! He’s a real class act!
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Do you have a local paper or Nextdoor type webpage ?
If so put in an ad asking who this person is.
 
I dont really understand how this works, but just got my reevaluation in the mail, I dont like how it doesn't list your previous valuation or how much it went up. But based on my memory of our last property tax bill, mine went up roughly $30k
 
I dont know about appraisers and appraisals but if you want to know what its worth based on comps and market inteligence, call this guy in Mt. Airy, Bryant Brantley. Real Estate Agent. PM me if you want telephone #.
 
Pinky787 said:
I dont really understand how this works, but just got my reevaluation in the mail, I dont like how it doesn't list your previous valuation or how much it went up. But based on my memory of our last property tax bill, mine went up roughly $30k
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In the state of NC, the amount or percentage going up from the previous revaluation is irrelevant. The new revaluation is "suppose" to indicate the CURRENT market value. Though with thousands of parcels and many more thousands in larger counties (Wake, Mecklenburg, Durham), do you expect the county assessor to have EVERY parcel correct? During an appeal, the assessor has 3 options, increase, decrease, or sustain the appealed value. The value appealed CAN be increased after an additional review is performed during the appeal process.
 
Reagan98 said:
In the state of NC, the amount or percentage going up from the previous revaluation is irrelevant. The new revaluation is "suppose" to indicate the CURRENT market value. Though with thousands of parcels and many more thousands in larger counties (Wake, Mecklenburg, Durham), do you expect the county assessor to have EVERY parcel correct? During an appeal, the assessor has 3 options, increase, decrease, or sustain the appealed value. The value appealed CAN be increased after an additional review is performed during the appeal process.
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You’re right, it’s impossible to get them all right. Mass appraisal uses a best fit line approach. It may fall above or below the subject property

@Pinky787 I’m surprised the notice doesn’t indicate the past year for a comparison and breakdown of land vs improvement value as they relate to the whole. It matters in SC for example, state law says they can’t tax you more than a 15% increase. If your place is worth $100k this year and they reassess to $150k, they have to cap it and can only tax it as if it’s $115k. That’s assuming you didn’t add a house/barn/increase parcel size etc…I’m talking purely the 5 year reassessment
 
Judging from my latest valuation, Wake county is using Zillow.

Seriously. It was the same.
 
Appraisal and tax rate = what you pay.
Increase the base and the tax rate goes down as long as they don't change the budget.
The freekin politicians use it as —- never mind—-

When we lived in NY they did a complete city appraisal after the new folks (including me) complained that they were being unfairly taxed because appraisals were based on the last sell price. Our appraisal was 2x our neighbors and we had equal homes. We paid 2 time the tax - jokingly called a newcomers tax by the locals.

It took a group of us and the courts to fix it.
Good thing we moved a few years later LOL 😂 but the taxes were somewhat more fair.
 
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nhusa said:
Appraisal and tax rate = what you pay.
Increase the base and the tax rate goes down as long as they don't change the budget.
The freekin politicians use it as —- never mind—-

When we lived in NY they did a complete city appraisal after the new folks (including me) complained that they were being unfairly taxed because appraisals were based on the last sell price. Our appraisal was 2x our neighbors and we had equal homes. We paid 2 time the tax - jokingly called a newcomers tax by the locals.

It took a group of us and the courts to fix it.
Good thing we moved a few years later LOL 😂 but the taxes were somewhat more fair.
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Not sure what prompted the change in SC back in like 2006-07, but they passed a law called Act 388 know as Assessable Transfer of Interest or ATI for real property.

Take eople in neighborhoods that’ve been there for years and keep getting capped like I previously mentioned versus a new buyer in an identical house. The new owner is paying taxes based on their sales price (because of the ATI laws, the arms length sale sets their market value) and pays significantly more for an identical property than Nextdoor neighbors who’s been there for a long time. I imagine it can feel like a newcomers tax.

I know their justification for Act 388 was to stop runaway spending and prevent people from being taxed out of their current homes but they didn’t take into account the housing market getting like this (or they didn’t care)
 
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