The purpose of this page is to provide Neenah property owners a one-stop shop of information and resources related to the 2019 City-Wide Revaluation. If you have any further questions, please call (920) 886-6115.
- Preliminary 2019 Real Estate Assessment Roll
- Preliminary 2019 Personal Property Assessment Roll
- Revaluation PowerPoint Presentation
- Illustrative Tax Estimator
- Interactive Map with Preliminary Assessments and Recent Sales
- Property Record Inquiries
- 2019 Revaluation Sales Book (2018 Valid Arm’s Length Sales)
WHY DO WE NEED A REVALUATION?
State Statutes require each municipality to assess property within +/- 10% of full market value. The city’s assessment ratio (assessed value/sale price) in 2018 was 88.76% and would have dipped to below 80% without a revaluation. The purpose of the revaluation is to recalculate assessments so they are in-line with market values and ensure equity and uniformity of all property assessments in the City.
HOW COULD MY PROPERTY’S VALUE CHANGE SO SIGNIFICANTLY IN ONE YEAR?
The real estate market has changed over time. The last city-wide revaluation occurred in 2011. If your property did not have a change of value due to a remodel, demolition, or other type of change that would impact your property’s assessment since 2011, your property’s assessment most likely has not changed in the last 8 years. The change of assessment due to this city-wide revaluation is looking to close the gap from the value of your property back in 2011 to the current value of your property in today’s real estate market.
HOW DID THE ASSESSOR VALUE MY PROPERTY WITHOUT VIEWING THE INTERIOR OF MY HOME?
The 2019 revaluation is an interim market update. This means the assessor analyzes recent sales and uses the existing property records to calculate property assessments.
WILL MY TAXES INCREASE AFTER THE REVALUATION?
The purpose of a revaluation is to equitably distribute the tax burden among the taxable properties in the city to better reflect actual market values, not to increase taxes. The revaluation does not change the total amount of tax dollars collected by the city.
There are two key parts of the equation to calculating your property tax bill. The first is the assessment, the second is the tax rate (or mil rate). The assessor is only responsible for establishing your assessment. The tax rate will be established in November during the annual budgetary meetings. As the tax rate will not be set until Fall, the assessor is unable to project what your tax bill will be at this time.
As a general rule, when the total tax levy remains the same, only those properties that are not presently paying their fair share of the tax burden will pay more taxes after a revaluation. Properties presently paying more than their fair share will pay less. If the assessed values established by a revaluation are greater than they were before and the tax levy is the same, then the tax rate will be less.
Illustrative Tax Estimator – This tool will help you understand how your 2018 taxes would have changed if the City would have done the revaluation in 2018.
HOW & WHEN WILL I FIND OUT MY NEW ASSESSMENT?
Each property owner will be mailed a notice of their property’s assessment called the Notice of Assessment. The notice will list your property’s previous value and your new property value. These notices are anticipated to be mailed to property owners in late August 2019.
HOW DO I VIEW MY PROPERTY RECORD?
Each property has a property record card which is maintained by the city assessor’s office. You may view your property information here or at the assessor’s office.
WHAT CAN I DO IF I HAVE QUESTIONS OR DISAGREE WITH MY NEW ASSESSMENT?
Contact the assessor’s office if you have any questions or disagree with the assessment of your property. Often times a conversation with the assessor will resolve the matter. The assessor will also hold an Open Book meeting to give property owners a chance to meet with the assessor or view the assessment roll.
|Open Book Dates:||Tuesday, September 10, 2019 – Thursday, September 12, 2019|
|Walk-ins are welcome but customers with appointments are given priority.|
|Open Book Location:||City Administration Building
3rd Floor Conference Room
211 Walnut St, Neenah, WI
|Open Book Time:||9 a.m. – 6 p.m.
|Schedule an Appointment:||920-886-6115
WHAT SHOULD I BRING TO MY OPEN BOOK APPOINTMENT?
At the Open Book meeting you must state your estimate of your property’s Fair Market value as of
January 1, 2019 and provide supporting evidence. Such evidence may include:
- Photographs of major adverse property conditions, damage, or deferred maintenance.
- Estimates of the cost to repair any such conditions.
- Commercial and/or rental properties – detailed income and expense information.
- Recent loan appraisals based on Arm’s Length sales (not distressed sales).
- Recent Arm’s Length sales of reasonably comparable properties.
HOW DO I APPEAL MY ASSESSMENT IF I DISAGREE WITH THE OPEN BOOK RESULTS?
If you still wish to appeal your assessment after having a conversation with the Assessment Staff, the next step is to attend the Board of Review hearing. The Board of Review operates like a court. Its function is not to determine the value of the property but to decide the validity of facts presented orally before them. There is formal application process and specific deadlines for appealing to the Board of Review which is done through the City Clerk’s Office. You will need to file written or oral intent to object with the City Clerk at least 48-hours before the start of Board of Review. In addition, you must complete the Objection to Real Property Assessment and file it with the City Clerk prior to or within the first two hours of the Board of Review’s first scheduled hearing. The Clerk’s office can be reached at 920-886-6100.