Appraisal Department

Real Property

Real property is defined by statute and is synonymous with REAL ESTATE. Real Estate is the physical land and appurtenances attached to the land, i.e., structures. (Residential and Commercial)

The assessment process plays an important role in local government. Equitable assessments assure property owners that they are asked to pay only their fair share of the cost of operating libraries, schools, police protection, and other necessary governmental services.

Alabama statutes require Reappraisal Departments to maintain all real estate values and to reestablish a county index with in a four year period. This is done by gathering information from the yearly percentage of evaluations. Staff appraisers also review for yearly changes based on an application of a building permit, septic permits, recent sales, at taxpayer requests, etc.

Purpose of Appraisals: The purpose of the appraisal is to establish the fair market value of the real estate for administering ad valorem tax burden fairly and equitably. The effective date of appraisal by statute is October 1^stof each calendar year.

Definition of Market Value: “Market Value” is defined as the most probable price, expressed in terms of money, that a property would bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by an undue stimulus. Analysis of Market Values: Once market values have been calculated based on information gathered by the property appraiser, the values are analyzed to determine how accurate and equitable they are. The property appraiser does not create market value. The buying and selling of property by the general public establish the value of property in the real estate marketplace.

*NOTE: Foreclosed sales and short sales are sales affected by “undue stimulus” and do not represent valid sales; thus, they are not included in the market analysis.

A comparison of assessments to sale prices is performed to determine ratios, which are then used to measure the levels and uniformity of assessments. Sales ratio studies by neighborhood, type of property, and other characteristics are performed on a regular basis to assure uniformity in values.

Sales File: The County has an inventory of sales that have been recorded and the latest are stored in a CAMA (Computer Assisted Mass Appraisal) database. This data is collected on an ongoing basis.

Notice of Valuation: The Tax Assessor is required to notify the property owner every four years of their property value. Notification will be mailed to the owner of record. Remember: Real property taxes are billed October 1^stof each calendar year. Taxes can be paid between October 1^st and December 31^st of each calendar year without penalty. Taxes become delinquent after December 31^st. Any unpaid taxes are assessed fees and interest per month beginning January of each calendar year. All unpaid property is sold at auction after the appropriate time. This property is sold to the highest bidder and has a three year “Right of Redemption”. Personal property has no right of redemption.