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Information will be posted here for you
to use in having your Robson Ranch home value reduced at the Denton County Appraisal District (DCAD). In the past, DCAD
has raised most appraisals and expects for you to come talk to an appraiser and in most cases, your appraisal will be lowered,
lowering you propety tax for 2011. A link
to all resale homes sold in 2010 is below. Last year DCAD posted the comps they would be using, but they did
not do so this year. I will also have homes sold in 2011, since some of the appraisers will let you use them through
March or April. In the past, it depends on the appraiser you get. You do not have to have someone else do the protest for you, all you will need will be here.
You can also have someone else put the info togather for you and some will do the protest for you. I consider this info
a small contribution I am in position to make to our community.
Here are responces I received from DCAD: I asked what the cut off date was for comps. We will look at any sales that you have to the current
date. If you bring in a sale that is very current, the information may not be in the system at this point. The appraisal date
is as of Jan 1 2011, sales around that date are preferred.
Thanks for your request.
Kyle
Wilhite
Residential Supervisor I am hearing that some appraisers will only use golf course lot comps for
homes on the golf course at Robson Ranch. I guess I do not understand why. You have a value on all of the lots.
If the houses are the same and the lots are different, you have a difference in the lot values. Are you saying
the the values you place on the lots are wrong? Please clarify. We will try to look
at the most comparable properties that have sold. If you have a golf course lot we would like to compare it to golf
course sales if we have enough of them, if not we have no problem going to an interior lot and appropriately adjusting.
Hope this helps.
Terry D. Hancock, RPA
Residential Supervisor
I requested comps for my home from DCAD. This is the answer I received. Most realtors are very familiar with
the appeal process and will gladly help you gather comparable sales to help your case. Even if you come in with absolutely
nothing the appraiser will pull the most comparable properties in your area that have sold and try to figure out what your
property would typically sell for. We do list all non-confidential sales on our website that we have to help you get
started. In order to look at the confidential sales you must come in and talk to an appraiser or file a protest before
your deadline. Hope this helps.
Terry D. Hancock, RPA
Residential Supervisor Request
sent to DCAD Request sent to DCAD Does DCAD have access to the MLS for information on sold homes? Do you use the solds from the
MLS? If not, where do you find the comparables to do the mass appraisal and individual appraisals? It is my understanding
that Robson Ranch does not give DCAD the sold price of new sales. Is this true?
yes we do have access to the MLS and
we do use sold properties when analyzing property values. we also send out sales letters requesting the information
from both the seller and buyer. if the sale is a new home and the owner does not complete the sales letter that we send
then we do not get the information.
Cheryl Martin
LINKS TO INFORMATION
Use this link to print DCAD info on you home. (www.dentoncad.com)
After you click on the link above, Click on property search. Enter your number and street
name, Enter. In the upper right hand corner, click on "view details". Click on "Print
Property Info" This will print detail information on your home.
Here is the approximate time
line. The
2011 appraisal values for homes will be mailed the first week in May. The values will not be posted on DCAD website
until they are mailed to the homeowner. You will have 30 days to meet with an appraiser or file a protest. Once
you file a protest, you will have until the middle of July to meet with an appraiser. If you do not file a protest within
the 30 days, you will not likely be able to change the value that DCAD assigned for your home.
When the time comes later for you to go to DCAD,you can make an appointment with
an appraiser so you did not have to go wait a long time. The number to call is 940-349-3910. A voice will tell
you to leave a message. Just hit "0" to get an operator. Call at 8 am on the day you want to go.
Have your property id or address ready and a time you want to come. They will only make appointments for the day you
call. The operator will give you a ticket number for you to give them when you check in at the appraisal office.
If you have an appointment, you will be at the head of the line. When you call later in the day, you end up in a que.
Last year, I went early. There was only a couple of people there. If you wait near the dead line, there are a
lot of folks there.
DCAD did not make their
comparables available. You do not have to use the same model as yours to use as a comparable, but it should be close
to the same square feet and lot type. Although, last year and again this year, I show you how to make the
lot adjustment so you can use any comp close to your SF regardless the lot type. Last year DCAD's list was heavy on golf lots.
Homes sold in 2010. Since there is no public record of the new home sales, DCAD obtained the sale prices from the new owners.
DCAD will send a letter requesting what was paid for the home, but the new owner does not have to tell them. Here is
what happened last year if you closed on a new home in 2009, DCAD would not even talk to you unless you gave them the HUD-1
showing what you paid for the home. If DCAD appraised your home you bought in 2010 for more than you paid, then take
your HUD-1 to show DCAD and they will change the appraisal to that value. If DCAD has the value less than you paid,
do nothing and wait until next year.
General Information for
protesting Last year DCAD used something called "mass
appraisal" to determine the value of all homes. I have asked several time to please explain "mass appraisal".
I still have no idea exactly how it works. All I know is they reaised just about every value last year. DCAD makes
their appraisers available and expected just over 50% of homes owners to come in to protest. In most cases, the value
was lowered. If does depend on the appraiser that you draw and they try to not let you talk to another one if you
come more than once. It is not a good idea
to go in with a bad attitude. You need to have your facts well researched and organized. DCAD seemed to only want
to use sales but if you can find homes that are very comparable to yours that are valued lower, Texas law says that everyone
must be treated equally. This was the case last year for 2 story homes, since none were sold in 2009. You do not have to use comparables that are the same model as yours, but they should be close in size.
When a home is sold, the upgrades that are in the home affect the price. But DCAD does not have access to all of the
upgrades in a home, all they have is the square feet of A/C (I know case where DCAD does not have the correct square footage).
If DCAD are using a home with many upgrades as a comp to your home that does not have all of the upgrades, you need to have
the info to show DCAD. Depending on the appraiser, they may or may not listen.
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