Phelps County Tax Apprasils are rigged

Phelps County Tax Apprasils are rigged

Posted in the Rolla Forum

Brothers Keeper

Lake Saint Louis, MO

#1 Aug 26, 2010
People should look at Phelpcounty.org and click on GIS map to see how their property is being valued compared to others. Vacant land that is owned by people who live outside of Phelps country are appraised and assessed at less than 10% of their actualy value. I think we need an audit of the assor's office.
The Mule

Belton, MO

#2 Aug 27, 2010
You are exactly right. Property values have decreased, so how can they say this. Next yaer is the year of assessment. Property value is at an alltime low but watch taxes go up.
We have to have new leadership in phelps county.
I'm voting for Dobkins in November. He will clean houseand turn things around for the taxpayer.
The Mule

Belton, MO

#3 Aug 27, 2010
You are exactly right. Property values have decreased, so how can they do this. Next year is the year of assessment. Property value is at an alltime low but watch taxes go up.
We have to have new leadership in phelps county.
I'm voting for Dobkins in November. He will clean house and turn things around for the taxpayer.
The Mule

Belton, MO

#4 Aug 27, 2010
Sorry DBL post.
TammyJ

United States

#5 Feb 18, 2013
Wow couldn't believe it
FoulMouthed Thug

Rolla, MO

#6 Feb 19, 2013
My Personal Property Taxes just for my CAR in Rolla were nearly $500!!! A co-worker of mine who lives in a more Rural setting in Miller County was quite a bit less than mine, and it included his HOUSE, 2 Cars, and his TRUCK!!!
Another friend of mine lives in Salem,(Dent County) and his Personal Property Taxes were about $300 less than my car!!
I have to agree than Phelps County's assessments are rigged!! Especially Rolla!
Phelps County Assessor

Rolla, MO

#7 Feb 21, 2013
FoulMouthed Thug wrote:
My Personal Property Taxes just for my CAR in Rolla were nearly $500!!! A co-worker of mine who lives in a more Rural setting in Miller County was quite a bit less than mine, and it included his HOUSE, 2 Cars, and his TRUCK!!!
Another friend of mine lives in Salem,(Dent County) and his Personal Property Taxes were about $300 less than my car!!
I have to agree than Phelps County's assessments are rigged!! Especially Rolla!
I have never been on Topix before and heard someone talking about it recently and thought that I should check it out and see if I needed to address anyone's assessment concerns.

FoulMouthed Thug - You are correct. Personal property values on vehicles are "rigged". By "rigged", I mean that the value is set by the trade in value listed in the National Automobile Dealer's Guide Book, October Edition of the prior year. This is a State law and all County Assessors are required to use the same value. Values can vary quite a bit from model and year differences. The difference in taxes from county to county is in the tax levy rates. If you want to complain about your taxes, please complain to the boards and jurisdictions that set your rates, as I don't have any control over tax rates. Please stop by my office some time and I can go over your accounts with you, so that we can get on the same page. You don't need to come on Topix to get answers. My office is always open to you and I always want you to come directly to me with any concerns you may have. You can log into your account online at www.phelpscountyassessor.com and check the status of your personal property account and after we have assessed it you can see your values itemized for specific vehicles. I believe in transparency and an open door policy. Please feel free to utilize my websites, as I strive to make the process less of a mystery as much as possible.

If you have real estate value concerns, you can also visit my WebGIS website at www.phelpscomogis.com and view real estate account information. There are State laws (RsMo. Chap. 137) that govern how property is valued and it is dependent on the use of the property as to what percentage of value is used to calculate the assessed value.

Residential Use = 18% of Market Value
Agricultural Use = 12% of Market Value (improvements)
Agricultural Use = 12% of Production Value (land)
All Other Use = 32% of Market Value

The vacant county land comment earlier in the thread (2010) is flawed because the thinking is that the assessed value is a reflection of market value, when in fact, land parcels larger than five acres qualify under state law as agricultural land and is therefore valued using production values set by the state legislature (which have been maintained at incredibly low rates for years) instead of market values. I can definitely understand how this would be confusing. If you have any specific questions about real estate values, please stop by my office so that we can discuss your concerns.

Your Assessor,
Bill Wiggins
Anonymous

Rolla, MO

#8 Feb 21, 2013
Excuse me, I noticed that the previous post contained an error:
Residential Use is actually calculated at 19% of Market Value not at 18%.
Just wanted to clarify.
jack

Rolla, MO

#9 Feb 21, 2013
Phelps County Assessor wrote:
<quoted text>
I have never been on Topix before and heard someone talking about it recently and thought that I should check it out and see if I needed to address anyone's assessment concerns.
FoulMouthed Thug - You are correct. Personal property values on vehicles are "rigged". By "rigged", I mean that the value is set by the trade in value listed in the National Automobile Dealer's Guide Book, October Edition of the prior year. This is a State law and all County Assessors are required to use the same value. Values can vary quite a bit from model and year differences. The difference in taxes from county to county is in the tax levy rates. If you want to complain about your taxes, please complain to the boards and jurisdictions that set your rates, as I don't have any control over tax rates. Please stop by my office some time and I can go over your accounts with you, so that we can get on the same page. You don't need to come on Topix to get answers. My office is always open to you and I always want you to come directly to me with any concerns you may have. You can log into your account online at www.phelpscountyassessor.com and check the status of your personal property account and after we have assessed it you can see your values itemized for specific vehicles. I believe in transparency and an open door policy. Please feel free to utilize my websites, as I strive to make the process less of a mystery as much as possible.
If you have real estate value concerns, you can also visit my WebGIS website at www.phelpscomogis.com and view real estate account information. There are State laws (RsMo. Chap. 137) that govern how property is valued and it is dependent on the use of the property as to what percentage of value is used to calculate the assessed value.
Residential Use = 18% of Market Value
Agricultural Use = 12% of Market Value (improvements)
Agricultural Use = 12% of Production Value (land)
All Other Use = 32% of Market Value
The vacant county land comment earlier in the thread (2010) is flawed because the thinking is that the assessed value is a reflection of market value, when in fact, land parcels larger than five acres qualify under state law as agricultural land and is therefore valued using production values set by the state legislature (which have been maintained at incredibly low rates for years) instead of market values. I can definitely understand how this would be confusing. If you have any specific questions about real estate values, please stop by my office so that we can discuss your concerns.
Your Assessor,
Bill Wiggins
Wow. Thanks for laying the smack down on these Topix morons.

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