Integrity PTA @IntegrityPta
Mike Dodds, MAI, CCIM works with CRE owners to determine if their property taxes should be appealed. email [email protected] cell (803) 960-8783 facebook.com/IntegrityPTA/ Columbia, SC Joined September 2018-
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An assessor applied the 1st floor retail advertised rent to the 2nd floor office space. In reality, the 2nd floor space at the property rents for $9/sf less than the retail space. Yep, the taxable value is too high.....
The Richland County Assessor's website has the new revaluation figure posted now. Let me know if I can help you determine if an appeal is warranted for your commercial property.
Put yourself in the assessor's shoes. In order to justify a significant downward adjustment to a taxable value, some type of convincing proof that the original value was too high must be presented. Do you have that data?
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If an assessor uses only climate-controlled self-storage comparable sales to appraise a drive-up, traditional self-storage facility, what happens? That's right, a substantial overvaluation.....
A client pointed out that the U.S. birthrate fell in 2018, to 3,788,235 births - a 2% drop from 2017. He asked if the lowest number of births in 32 years could affect the value of daycare centers. Possibly, at some point.......
Who wins more tax appeals? 1.) the person that presents factual information to support his/her argument, 2.) the person that just tries to out-negotiate the assessor? Correct, a fact-based appeal gets the biggest savings.
Do you drive by a vacant auto dealership every day? It is probably too big and is a prime candidate for a property tax appeal. Carmax, Carvana and other online auto sales sites have taken their toll on larger dealerships.
Food for thought. If the value/marketability of your property is negatively affected by a future/known eminent domain action, do you appeal your current taxable value? Can it be used against you in the eminent domain proceeding?
Assessors are missing the mark on larger auto dealerships. Auto dealerships are shrinking in size due to online sales. The lower demand for large dealerships is reflected in sales prices per sf. I can prove it for your property.
I spoke with an appraiser with the South Carolina Department of Revenue last week and learned that all manufacturing properties in SC are undergoing revaluation this year.
Not all "medical office buildings" are alike. Your dentist office (on $4.00/sf land in an office park) should not be appraised by the assessor using urgent care sales (on $15.00/sf retail corners). They are not "apples and apples."
What happens when an assessor uses dollar store sales with 10 years remaining on their lease as comps to arrive at a taxable value for a dollar store with 1.5 years remaining on their lease? Yep, a value too high...
Richland County property owners can expect to receive their reassessment notice in July 2019. I will be happy to review the notice and help you decide if an appeal is warranted.
A Columbia retail center is under contract and 40% of the tenants have been in place for over 10 years. The sales price will cause the tenants' tax reimbursement to increase by 45%. Will the tenants stay?
We successfully appealed a tax value using only active listings - no sales. Five superior properties are for sale in the market, for less than the taxable value per SF of the subject = approved appeal. #PrincipleOfSubstitution
No, a Zestimate from Zillow is not acceptable evidence to base your property tax appeal on.
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