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ASSESSOR'S DEPARTMENT

Hours: 7:30 a.m. - 4:30 p.m., Monday through Friday
Location: 2400 Post Rd, Plover Municipal Building
Telephone: (715) 345-5250
Assessor: Debbie Edwards

MISSION STATEMENT

The Assessor's Office is responsible for the valuing of all non-exempt residential and commercial property in the Village. Wisconsin requires assessors to value property according to professionally acceptable appraisal practices. It is the assessor's duty to discover, list, and value all taxable real and personal property within the village. It is the assessor's responsibility to ensure that all parcels within the village are valued uniformly as market trends dictate.

TAX RATE
The tax rate per assessed thousand for 2016 is $20.06 Usually, new tax rates for the year will be set by the middle of December.

TAX RATIO

(The 2016 ratio is not released until November 2015 by the Wisconsin Department of Revenue). The 2016 tax ratio is .9265. To figure what is called the "fair market value", divide your assessment by the ratio. For example:

$100,000 (assessed value of home)
=$107,933
.9265(tax ratio)

Information The Assessor's Office Keeps Track Of

The assessor's office keeps track of ownership changes, sales information, maintains maps, assessment history, keeps descriptions of buildings and property characteristics up to date, keeps track of properties that are exempt, and analyze trends in sales prices and construction cost to estimate the value of all assessable property.



? Frequently Asked Questions ?

What is a revaluation?

A revaluation is a complete and thorough review of all property assessed values. During a Village of Plover revaluation all assessed values are examined and adjustments are made wher necessary to guarantee that all property is assessed at market value. This is done to assure that taxes are distributed equitably and uniformly.

Wisconsin Law requires all municipalities including the Village of Plover to assess property at full market value at least once every five years. The Village of Plover last conducted a revaluation in 2005.

What is the assessor's role?

The assessor is a State certified individual whose duties are to discover, list, and place a value on all taxable real and personal property in the Village of Plover, in a uniform manner. The assessor is not involved in the collection of property taxes.

How does the assessor value property?

Wisconsin Law requires that property assessed values be based on fair market value. Estimating the market value of your property in the Village of Plover is a matter of determining the price a typical buyer would pay for it in its present condition.

What is market value?

Market value is defined as the amount a typical, well-informed purchaser would be willing to pay for a property. The seller and buyer must be unrelated, the seller must be willing, but not under pressure to sell, and the buyer must be willing, but not under any obligation to buy. The property must be on the market for a reasonable length of time, the payment must be in cash or its equivalent, and the financing must be typical for that type of property. If all of these conditions are present, this would be a market value, arm's-length sale.

Can the assessment on my property be changed even if the assessor has not been inside my property?

Wisconsin Law requires that property be valued from actual view or the best information available. We do have records on the physical characteristics of each property in the Village. To ensure an accurate assessment on a building, it is to your advantage that the assessor see the inside as well as the outside of the property. When an interior inspection is not allowed, your assessment will still be reviewed based on looking at the property from the outside, sales of properties similar to yours, and using any other available information. By denying an inspection, you may lose the right to appeal your assessment to the Board of Review.

I have recently built a new home. Will the construction costs be considered?

Your construction cost is an historical figure, which may or may not reflect the current market value of your property. It is only one element that will be considered.

What will happen to my assessment if I improve my property?

Generally speaking, improvements that increase the market value of a property will increase the assessed value. The following are typical items that will increase the assessed value of your property in the Village of Plover:
  • Added rooms or garages
  • Aluminum or vinyl siding
  • Substantial modernization of kitchens or baths
  • Central air conditioning
  • Fireplaces
  • Extensive remodeling
Will my assessment go up if I repair my property?

Good maintenance will help retain the market value of your property. Generally, your assessment will not be increased in the Village of Plover for individual minor repairs such as those that follow; however, a combination of several of these items could result in an increased assessment.
  • Repairing concrete walks and driveways
  • Replacing gutters and downspouts
  • Replacing hot water heater
  • Repairing or replacing roof
  • Repairing porches and steps
  • Repairing original siding
  • Patching or repairing interior walls or ceilings
  • Exterior painting
  • Replacing electrical fixtures
  • Exterior awnings and shutters
  • Replacing screens, storm windows, and doors
  • Exterior landscaping including lawns, shrubbery, trees, flowers and driveways of any kind
How can my assessment change when I haven't done anything to my property?

General economic conditions such as interest rates, inflation rates, and changes in the tax laws, will influence the value of real estate. As property values change in the market place here in the Village of Plover, those changes must be reflected on the assessment roll.

Do all assessments change at the same rate?

There are differences between individual properties and between neighborhoods. In one area of the Village residential sales may indicate a substantial increase in value in a given year. In another neighborhood the increase may not be significant.

Different types of properties within the same neighborhood may also show different value changes. For example, one-story houses may be more in demand than two-story houses, or vice-versa. Older homes in the same area may be rising in value more slowly than newer homes.

Generally, commercial and industrial properties do not appreciate at the same rate as single family residential homes.

There are numerous factors to be considered in the Village of Plover, which will cause each property's values to differ. Some of the factors that can affect value are location, condition, size, quality, number of baths, basement finish, garages, and many others.

Will I be notified if there is a change in my assessment?

Wisconsin law requires that whenever an assessment is increased or decreased, the owner must be notified. The Village of Plover will always notify any property owners that have a change in their assessment in the spring of the year, prior to the annual Board of Review.

How do I know if my assessment is correct?

You should first attempt to decide for yourself what your property is worth. This can be done by looking at area sales, contacting appraisers, and comparing assessments of similar homes. Sales and assessment information is available in our office and open to the public for review during regular office hours.

 

THE APPEAL PROCESS

What if I don't agree with my assessment?

Talk with a member of the assessment staff during the Open Book period. Open Book is set up primarily to answer any questions and/or concerns regarding your assessment. It is during this time period that the property owner should present to the assessor or staff any information they have concerning the property value. The assessment staff will discuss this information and other information with the property owner.

After this review, if I still think the assessment is incorrect, what can I do?

After talking with the assessor, owners who still feel the value of the property is incorrect shall file with the Village Clerk a Notice of Intent at least 48 hours before the first meeting of the Board of Review. In addtion a properly completed objection form must be filed with the Village Clerk prior to or within the first two hours of the first meeting of the Board of Review.

Similar to a court, the Board of Review has the responsibility of deciding if the assessment is correct based upon oral evidence by both the taxpayer and the assessor. After hearing the evidence, the Board may decide to lower, raise or sustain the assessment.

What is the Board of Review?

The Board of Review consists of the majority of Village Board members and the Village clerk. It is the Board's duty to hear sworn oral testimony from the property owner and the assessor, regarding assessed values, and to decide if the valuation is correct. Stating that property taxes are too high is not relevent testimony. The Board of Review will only hear objections to your property value-not to dissatification with your tax amount. It is the property owner's responsibility to provide evidence strong enough to prove that the assessor's value is incorrect. The best evidence would be a recent "arms-length" sale of your property. The next best evidence would be recent "arms-length" sales of properties that are similar to yours. A recent appraisal of your property would also be helpful.

What happens after the Board of Review makes its decision?

The Board will either give or mail you a notice of its decision. If you do not agree with the Board of Review's determination, the notic will contain information on how you may appeal the Board's decision.

How will my taxes change as a result of the new assessment?

Your share of taxes are affected by the value of your property, but the actual amount you pay is determined by the budget needs of the school, county, village, technical college, and state. Once these needs are determined, a tax rate is adopted (usually in early December) and will generate the needed dollars. Your property taxes are calculated by multiplying the tax rate by your assessment.

 

GLOSSARY

  • ASSESSED VALUE: An estimate of value assigned to taxable property by the assessor for purposes of taxation
  • REVALUATION: Placing new values on all taxable property for purposes of a new property assessed value.
  • TAX BASE: The total assessed value of all assessments in the Village of Plover.
  • TAX LEVY: The total amount of property tax money that a taxing unit (such as the schools, city, county, etc.) needs to raise to provide services.
  • TAX RATE: The tax levy divided by the tax base. It is expressed in terms of dollars per thousand. The tax rate is multiplied by the assessed value to determine the amount of tax that each property must pay.