test1 itest2 test3

Frequently Asked Questions

WE HAVE GOT THE ANSWERS

You deserve to know how your property taxes are set. New laws require local governments to be more transparent when it comes to the property tax process.

  • Taxpayers have a stronger voice in the process.
  • More information about how tax rates are set.
  • One convenient place to learn about your tax rates and send feedback to your local elected officials.

Visit KnowYourTaxes.org
At least once every three years, each parcel of property in Freestone County is visited and reviewed by an appraiser from the appraisal district in accordance with Texas Law.
During that visit, the appraiser reviews property characteristics and records any changes from the last review cycle. (For example, if you have added or removed a barn, shed, or swimming pool.) The appraiser also looks closely at your improvements (houses or buildings) to see if there is any change in the exterior condition of your property.
Typically, an appraiser will validate the:
Size of your improvements,
Construction quality of your improvements, and
Physical condition of your improvements.
If your property has an interior problem that is not visible from the exterior, an appraiser will only review the interior of your home with you present and with your permission.
 
Using these facts, the appraisal district will determine the market value of your property as of January 1 of each year considering one of three methods of appraisal.
Sales comparison / market approach,
Cost approach, or the
Income approach.
And, because the appraisal district is placing a value on a large number of properties annually, the appraisal district must utilize applicable feature of each method and apply them uniformily to similar properties in a process known as Mass Appraisal.
 

Sales Approach

In order to determine the value of your property, the appraisal district must first know what properties have sold, and how much they are selling for in today's current market. By maintaining a database of real estate transactions, we can arrive at the property value by studying sales of comparable properties.
 

Cost Approach

This method of appraising property is based on how much it would cost today to build an identical structure on the property. If the property is not new, we must also determine how much value the building has lost over time (depreciated).
 

Income Approach

This method is preferred when appraising an income producing property. This approach determines value through analysis of income and expenses to determine market value. Consideration is given for operating expenses, maintenance costs, and the return that could be reasonably expected on the property.
 

Mass Appraisal

There a basically two kinds of appraisal: fee appraisal and mass appraisal. Both types of appraisals utilize the same basic appraisal principles and theories. A fee appraisal utilizes the three methods discussed above but with only one parcel of property being valued. Mass appraisal values the entire county where property types, market areas, neighborhoods, subdivisions, and large groupings of similar properties are appraised at one time by adopted standards.
 

What about my oil or gas property?

The value of your oil or gas property is based upon the reserves left in the ground rather than the amount of money you received in the last calendar year. Freestone CAD contracts with Pritchard & Abbott Inc. to appraise these complex properties. You can find more information at their website: www.pandai.com.
 

Market Value and Taxable Value - What's the difference?

When you receive a Notice of Appraised Value from the appraisal district, you will see a listing of market values both from last year and proposed for this year for your land and improvements. If you have a residential homestead exemption on your property, you might notice that your taxable value is less than your market value. That's because Texas law provides that the taxable value of a residence homestead property can only increase by ten percent (10%) per year, regardless of how much the market value increases. Your taxable value may increase at a rate of ten percent (10%) per year until it matches the district's appraised market value.
If you have applied for and are receiving a special valuation for agricultural, timber, or wildlife management use on your land, you will also see the productivity value that has been assigned to your property. In this case, your taxes will be based upon productivity value rather than the market value of the propery. Special valuations only apply to the land and not to any improvements (buildings or structures) on the property.
 

How can appraised value change from year to year?

Property tax is "Ad Valorem", which means "based upon value." When the market value of a property changes, so may its appraised value. Your property's market value can change as a result of the current real estate market or because of changes you have made to the property, making it more valuable. A rapidly growing real estate market may cause a rapid increase in property value.
 

What if I disagree with the value placed on my property by the appraisal district?

If you disagree with the value that has been proposed on your property, you should contact the appraisal district within thirty (30) days of the date located on the Notice of Appraised Value. If you are not satisfied with the explanation that you have been given, you have the right to file a formal protest with the Appraisal Review Board (ARB). The ARB is a panel of local citizens that will listen to the evidence presented by both you and the appraisal district and make a determination regarding the issues you have protested.
 

Appraised Value and the Tax Rate

Appraisal district appraisers are not the tax collector, and do not determine the total amount of your taxes. The appraisal distrct is only responsible for determining what the market value of your property was on January 1 of each year.
The taxing jurisdictions (county, cities, schools, and hospital districts) determine the tax rates they adopt to fund their operating budgets. These tax rates are expressed as a dollar amount for every $100 of taxable value and are adopted every year, typically in August or September after public hearings.
 

How are my taxes calculated?

Your taxes are calculated by dividing your taxable value by one hundred and multiplying by the jurisdictions tax rate. For example:
 
 
Market Value                                $100,000
Less Exemption                               -15,000
Taxable Value                                $ 85,000
 
Tax Rate per $100                                 .25
 
Apply Tax Rate  ($85,000 / 100 =850 x .25)
 
Assessed Taxes                             $212.50
 
 

A Message from the ARB – Hearing Guidance

The ARB has complete documentation of its hearing rules and procedures that will guide the hearing, but at a minimum, protesting property owners should read this guidance to ensure a smooth review process.

The ARB is comprised of fellow Freestone County residents. We do not work for the appraisal district.  The ARB resolves disputes between property owners and the appraisal district.

You have a right to get the evidence the appraisal district has in advance of your hearing by request in writing (email is acceptable).  Contact the appraisal district office to request their evidence packet.

The allotted time for your hearing is 30 minutes.

  • Each side is allocated 10 minutes to present their relevant information.
  • The remaining time is for questions and deliberations of the ARB.

Be concise in your presentation of evidence.

  • Present facts and pertinent information.
  • Pictures are quite effective.
  • Bring at least 8 paper copies of your evidence to share with the board and the district or have your electronic evidence submitted at least 1 hour before your hearing time. This will help the process move smoothly.
  • Do not repeat yourself.  It does not help your case to say the same thing over and over.
  • Direct questions to the ARB, not the appraisal district.

If your primary evidence is saying “My taxes are too high”, you probably are not going to win your protest.

Saying “My value is too high”, and presenting facts to justify your statement is evidence and goes a long way to help the ARB determine the case.

When contesting your property’s value, you must state your opinion of value.  Your evidence should support that value.

If you have never been to an ARB hearing before, the ARB recommends you attend hearings before your hearing date to see how the process works. They are open to the public.

To File Your Protest

Fill out the protest form included with your Notice of Appraised Value or download from here.

Submit the form to the Freestone County Appraisal Review Board, before the deadline stated on your notice.

 

Forms may be submitted by mail or in person to:

218 N Mount St.

Fairfield, TX  75840

(a drop-box is located next to the front door)

Or by email to: arb@freestonecad.org

 

Helpful Videos

How to Present Your Case at an Appraisal Review Board Hearing – A Homeowners Guide

How to Present Your Case at an Appraisal Review Board Hearing – A Guide for Small Business

Where to Find it in the Tax Code: Property Tax Protests and Appeals

 
Contact Us
About Us
Resources
Services
TLO
ARB
Search Property

© 2024. All rights reserved by Pritchard & Abbott Inc.