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1. Why does the Assessor's Office exist?

In Minnesota, property taxes provide most of the funding for local government services. Each share of the property tax burden is determined according to its value and use. The Assessor's Office collects, tabulates, and updates property data annually to be used in further county calculations. The dollar amount required to cover operating expenses of local governments is levied by each township, city, school district, and county to pay for services required by local citizens. This translates into an annual property tax bill due and payable for each individual property.

2. Who determines my property tax?

There are three entities that have a role in determining your property tax:

• The State Legislature establishes property classes and class rates, the levels of state aid to local units of government, sets the State Tax Rate for commercial and seasonal recreational residential property, and mandates unfunded programs to local government. 
• Local units of government determine their tax levy amount. 
• The County Assessor assigns each property a market value estimate and property use classification as provided by state statute.

3. What factors affect my property taxes?

There are a number of items that affect your property taxes. The following are those that traditionally have had the largest impacts:

• Changes in the market values of other property in comparison
• Changes to the market value estimate of your property
• Changes to the tax levy, the amount of money requested by taxing jurisdictions to fund programs and operations
• Legislative changes to the property tax system
• Legislative unfunded mandates
• New taxes approved by referendum

4. Why has my property value changed?

Values are set by transactions in the market place. Property values are based on market values which fluctuate with general economic conditions such as:

• Changes in tax laws
• Inflation rates
• Interest rates
• Supply and demand

By Minnesota state law, as property values change in the marketplace, those changes must be reflected in the Assessor's estimated market value.

5. Does a change in market value mean that my taxes will change?

If all property sees a similar change in value, your property class hasn't changed, the local government agencies don't have to increase their budgets, and there is no change in classification rates by the state legislature, there will be no change in your tax bill. Taxing authorities actually determine how much money the property tax has to generate to provide services to the taxpayer.

6. How does the Assessor determine the estimated market value?

Minnesota has what is known as an ad valorem property tax system. This means property tax is divided among taxable properties according to their value. A mass appraisal process is used for estimating this value. Information from all sales that occur within the county is collected and closely analyzed by the Assessor's Office. 

The Assessor's Office then adjusts market values by comparing properties that sold within a given area with properties that have not sold. This sales comparison by means of substitution provides the basis for the estimated market value of taxable property. 

The final amount of property tax the owner pays in any given year is the end result of a process that begins over two years before property tax statements are actually mailed to property owners.

7. Are there any limits as to how much the estimated market value of my property can change in one year?

No, there is no limit on how much an estimated market value can increase or decrease.

8. Does the estimated market value increase at the same rate on all properties?

No, it does not. There are differences between individual properties and between cities or townships. In one area the sales may indicate a large increase/decrease in value, and in another area there may be very little or no change in value. Also, different types of property within the same area may show different value changes. 

There are numerous factors to be considered in each property which will cause value changes to differ. Some of the many factors that can affect value of a property include:

• Basement finish
• Condition
• Garages
• Location
• Pole sheds
• Quality
• Size

9. Can the estimated market value change even if the appraiser has not been inside my property?

Yes. The Assessor keeps records on the physical characteristics of each property in the county. Even though the Assessor may have been unable to go through your property, the estimated market value will be reviewed based on existing records and sales of similar property. The Assessor’s Office is required by law to look at all sales in all areas in the county each year and adjust values based on the current selling prices of property, regardless of whether or not it has been a scheduled reassessment year for the property.

10. What will happen to my value if I improve my property?

Generally speaking, improvements that increase the market value or selling price of a property will increase the Assessor's estimated market value. The following are typical improvements that will increase the market value of your property:

• Added rooms or garages
• Basement or lower level finishing
• Extensive remodeling
• Replacing old siding or windows
• Substantial updating of kitchen or bath

11. Will my value go up if I repair my property?

Good maintenance will help retain the market value of your property. Generally, your market value will not be increased for individual minor repairs such as those that follow. However, a combination of several of these items could result in an increase in your value.

• Painting/decorating
• Repairing or replacing roof or shingles
• Repairing original siding
• Repairing porches, steps or sidewalks
• Replacing plumbing or electrical fixtures
• Replacing the water heater

12. Which Assessor assesses my property?

ANDY CREGO (320) 982-0492: Bogus Brook Township Bradbury Township Dailey Township Greenbush Township Lewis Township Milaca Township Milo Township Mudgett Township Page Township

DAVID VIGDAL (320) 292-9711: Borgholm Township City of Milaca City or Onamia City of Princeton Commercial Properties Countywide

LISA OLSON (320) 362-0287: East Side Township Hayland Township Kathio Township South Harbor Township Apartments Countywide

NICKY STRAIN-FILLION (320) 982-0490: Isle Harbor Township Onamia Township Princeton Township City of Bock City of Foreston City of Isle City of Pease City of Wahkon Mobile Homes Countywide