| 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 |
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.
The
tax rate per assessed thousand for 2007 is $20.0324323.
Usually, new tax rates for the year will be set by the middle
of December.
(The
2008 ratio is not released until November 2008 by the Wisconsin
Department of Revenue). The 2007 tax ratio is .9598.
To figure what is called the "fair market value",
divide your assessment by the ratio. For example:
|
$100,000
(assessed value of home)
|
=$104,188 |
|
.9598(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 ?
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.
What
if I don't agree with my assessment?
Talk
with a member of the assessment staff prior to the Board of
Review. By scheduling an appointment with a member of the Assessor's
staff, you can learn how your assessment was made, what factors
were considered, and what type of records are kept regarding
your property.
After
this review, if I still think the assessment is incorrect, what
can I do?
You
should arrange to appear at the Board of Review. The clerk's
office will provide you with an objection form that you must
complete. You will then be scheduled for a hearing at the Board
of Review. The annual Village of Plover Board of Review must
meet sometime during the 30 day period beginning the second
Monday in May. When you receive your tax bill in December, it
is too late to file an objection. Paying your taxes under protest
does not constitute an assessment objection unless you have
first filed an appeal with the Board of Review.
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.
-
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.
