When engaging in the valuation of real property, there are three generally accepted approaches to value that are used in discussions between the assessor and the agent. These include the cost approach, the income approach, and the market approach. Simply put: what does it cost to rebuild the building, what are the economics of the building, and what is the building worth if placed on a free market for sale as of the assessment date (arm’s length transaction)? Real estate appraisal is an art, not a science. There are many technical factors to be considered when performing an appraisal, including determining which methods are most appropriate for a given situation. Our commercial real estate property tax experts have decades of experience appraising simple and complex properties and are ready to serve you.
Real Property
Real Property Valuation Solutions
Strategize
Our first objective is to gather information about a property by studying the market in which it lies. We request income data from our clients to analyze economics, and we utilize benchmarking studies to help quickly identify valuation problem areas.
Assess
Next, we aggressively apply appropriate valuation methods (Cost, Market, Income Approach) to determine fair market value. We then compare the fair market value with the assessor’s opinion of value to determine if a property requires a protest.
Negotiate
Finally, we engage in informal negotiations, formal protests, appeals, and in rare cases litigation on properties that are clearly overvalued. Our relationships with assessors nationwide are valuable, many times curbing costly litigation fees.
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Our Work
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Facility Inspections
Our team will perform on-site inspections if necessary to uncover less evident market and/or functional obsolescence arguments.
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Economic Review
We scrutinize income statements and all factors financially influencing a property, information that largely effects the fair market value of a property.
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Appraisal
We run an aggressive but fair full appraisal on every property to include the income, market, and cost approaches to value to determine true fair market value.
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Renditions
We review asset classification and apply aggressive depreciation, identify ghost assets and pursue market value aggressively in various cases.
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Process NOV's
When NOV’s are issued, we perform a detailed review comparing the proposed values issued by the county to fair market value determined in our appraisal.
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Negotiation
In areas of disagreement when it comes to value, Our team engages assessors and appraisers in informal negotiations in an attempt to come to an agreement.
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Formal Appeals
In cases where an agreement can’t be reached in informal negotiations, we file a formal protest or appeal and present before the local ARB or BOE.
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Accruals
Our team understands the necessity of reliable accruals. We manage this process for our clients providing annual reports and in some cases quarterly updates.
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Bill Processing
As property tax bills are issued, our team processes them to you for timely payment. We offer several options including paper bill processing, electronic integration, and e-pay.
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GENERAL QUESTIONS
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