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Please note this is a page in process....comments
are welcome. DCAD has not yet released this year's appraised
value for homes. When they do, they should also have the comparables they will use. Once we have this information,
we should be able to put our data togather to reduce our appraised value. One note: Last year they allowed you
to make an appointment with an appraiser so you did not have to go wait a long time.
Information will be posted here for you
to use in having your Robson Ranch home value reduced at the Denton County Appraisal District (DCAD). All of the solds in 2009 will be here, what infomation the DCAD will be using,
and how the process works. You do not have
to have someone else do the protest for you, all you will need will be here.
All Robson Ranch Homes sold since January 1, 2009 by Model
All Active Robson Ranch Homes Listed in MLS
My visit to DCAD Last Year
As I am sure everyone at Robson Ranch realizes
that the value of our homes has been depressed. And also the Denton Appraisal District does not always recognize the
reduced value. I am very familiar with how the Tarrant Country Appraisal District operates. Denton is very different.
To protest in Tarrant, you have to go before a three person panel. You can request and receive the specific comps Tarrant
will use. Denton will post a mass of comps on their website for your home and they expect you to come talk to one of
their appraisers. I have never protested to the three person panel in Denton, but what I have heard is they are rather
brutal.
Where do you get the informaiton to present
to the Denton County Appraisal District (DCAD)? 1. Denton
County Appraisal District website: http://www.dentoncad.com/ You can do a search for your home or any in Robson Ranch.
DCAD will show what they are using to evaluate you home here. Last year DCAD used new home sales also. 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 2008, DCAD would not even talk to you unless you gave them the HUD-1 showing what you paid
for the home. 2. I will have all of the preowned homes
sold in Robson Ranch including some that were not listed on MLS. DCAD will also use homes that are closed in the first
months of 2010. I will post these as they are closed. 3.
You can also locate homes that are evaluated less than yours that were not sold in 2009. You have to be careful to make
sure the other home you are using is really a good comparable to yours. All homes in Robson Ranch are assessable on
the DCAD website.
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 possible to
schedule an appontment to see an appraiser so you do not have to sit in a long line. I will post the telephone number
later. 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. You do not have to use comparables that are the
same model as yours, but they should be close in size and lot type ie golf lot, greenbelt lot, etc. 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. 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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