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FAQ's - Real Estate

• How often does the Cameron Appraisal District value my property?  [Read more...]

The appraisal district must repeat the appraisal process for each property in the county at least once every three years. However, it can be reappraised as often as every year if the market is active in that area.

• Why did my value change?  [Read more...]

When an area is selected for reappraisal, value changes may occur for several reasons:

  • The correction of the database, such as a change in square footage, a pool not previously accounted for or a correction of property characteristics.
  • A value may be changed for equalization purposes.
  • Sales information may indicate the current appraised value is lower/higher than fair market value.

• Why are you inspecting my property?  [Read more...]

In order to make accurate appraisals on every property in our jurisdiction, we have to visit them periodically to ensure that the data used in making the appraisal is still correct. For instance, since we last visited your home:

  • the condition of the structure could have changed;
  • The appraisal district could have received a copy of a building permit indicating that a room was being added, the house was being remodeled, or some amenity such as a pool or detached garage was being added to or removed from the property.

• What is an improvement?  [Read more...]

Improvement means:

  • a building, structure, fixture, or fence erected on or affixed to land; or
  • a transportable structure that is designed to be occupied for residential or business purposes, whether or not it is affixed to land, if the owner of the structure owns the land on which it is located, unless the structure is unoccupied and held for sale or normally is located at a particular place only temporarily.

• What is the low income housing cap rate for the current year?  [Read more...]

The low income housing cap rate is 8-9% for 2016.

• What is a homestead cap value?  [Read more...]

Effective January 1, 2008, the Texas Property Tax Code, Section 23.23, states that a residential homestead is limited to a 10% increase. Rules:

  • Limitations take affect one year after you receive your Homestead Exemption.
  • Limitations do not apply to new improvements added in that year (i.e., additions, pools, garages).
  • Limitations are removed when a property sells.
  • Limitations will be shown on the Notice as "Capped Value".
  • All granted exemptions are subtracted from the Capped Value instead of the Market Value.
  • Capped Value minus applicable exemptions equals Taxable Value.
  • The Capped Value is not a lifetime limitation.

• What is fair market value?  [Read more...]

Fair market value means the price at which a property would transfer for cash or its equivalent under prevailing market conditions if:

  • exposed for sale in the open market with a reasonable time for the seller to find a purchaser;
  • both the seller and the purchaser know of all the uses and purposes to which the property is adapted and for which it is capable of being used and of the enforceable restrictions on its use; and
  • both the seller and purchaser seek to maximize their gains and neither is in a position to take advantage of the exigencies of the other.

• How did the Cameron Appraisal District arrive at my value?  [Read more...]

Utilizing comparable sales, income and/or cost data, a CAD appraiser applied generally accepted appraisal techniques to derive a value for your property.

• What is a General Real Estate Rendition of taxable property?  [Read more...]

A General Real Estate Rendition of Taxable Property is a form you may use to report the taxable property you own on January 1 to your appraisal district. The rendition identifies, describes and gives the location of your taxable property.
Persons filing renditions who are not the property owner, owner's employee or owner's affiliated entity must have the rendition notarized.

Advantages:

If you file a rendition, you are in a better position to exercise your right as a taxpayer.

  • Your correct mailing address is established on record so taxing units will send your tax bills to the right address.
  • Your opinion of your property's value is on record with the appraisal district. The chief appraiser must send you a notice of appraised value if he or she places a higher value on your property than the value you listed on your rendition.
Deadline:

File your rendition with the appraisal district after January 1 and no later than April 15th.

  • You may request, in writing for a mandatory extension for May 15th. The chief appraiser may extend the deadline another 15 days beyond May 15th if good cause is given.

You may download a General Real Estate Rendition of Taxable Property form here.

• What is a Rendition of Real Property Inventory?  [Read more...]

A Rendition of Real Property Inventory covers the property you owned on January 1 of this year. The purpose of this rendition is to report residential real property that was part of your inventory on January 1. You must file a separate rendition form for each subdivision or group of contiguous properties that you own. Do NOT list a property unless it meets these requirements:

  • It is a residential property.
  • It hasn't ever been occupied as a residence.
  • It hasn't been leased, rented, or otherwise used to produce income since the beginning of the year.
  • You have held it for sale since the beginning of the year.
  • You must indicate the description of each property, including the appraisal district account number if the district has assigned separate numbers for each property.
  • The individual property legal description, improvement area, percent complete on January 1, and the asking price for the property.

Renditions of Real Property Inventory are available for download here.

• Why did I not receive a Notice of Appraised Value this year?  [Read more...]

Cameron Appraisal District normally delivers Notices of Appraised Value to all property owners, however, we are currently sending Notices only to those property owners entitled to receive them by law. Appraisal notices are not required to be delivered if the property value increases by $1000 or less. The notices will contain important information about the property, such as its description, ownership, any applicable exemptions or special valuations, the taxing units in which it is located, and the estimated amount of the tax year that will be assessed based on the appraisal. View a sample of a Notice of Appraised Value.

• Can someone come look at my property?  [Read more...]

The appraisal district will look at your property at your request under certain restrictions. If an on-site inspection is required, the appointment will be during normal working hours. An inspection request during the Appraisal Review Board (May through July) process would be difficult to schedule due to time and staffing constraints

• Why am I getting two tax bills?  [Read more...]

It is a state requirement for accounts that have a mobile home to be split into a mobile home account and a land only account. In order to have the accounts combined and have only one tax bill sent, a SOL (Statement of Ownership and Location) must be filed with the state. It must be declared as real estate and not personal property.

• You raised my value more than 10%.  How can you? I thought it was limited.  [Read more...]

The Texas Property Tax Code states that a residential homestead is limited to a 10% increase. Also, keep in mind:

  • Limitations take affect one year after you receive your homestead exemption.  This means anyone who purchased a property after January 1, during 2008 would not be eligible for a limitation in 2009 as they are not eligible for homestead exemption until January 1, 2009.  Your homestead exemption must be in place for a period of one year to be eligible.  Rental properties and/or properties that do not have a homestead exemption are not eligible for the limitation amount.
  • Limitations do not apply to new improvements added in that tax year such as pools, room additions, any new construction, etc.
  • Limitations are removed when a property changes ownership.
  • Limitations will be shown on the Notice of Appraised Value as “Capped Value”.
  • All granted exemptions are subtracted from the Capped Value instead of the Market Value.
  • Capped Value minus applicable exemptions equals taxable value.
  • If a property qualifies for a Capped Value, the District will also maintain a Market Value as well.  If you disagree with the Market Value but are in agreement with the Capped Value, you should still protest the Market Value.
  • The Capped Value will recalculate at 10% per year until it eventually equals the Market Value of the property.

• How do I get sales information?  [Read more...]

The appraisal district is prohibited from disclosing sales information gathered from a private source. Taxpayers who have protested their property are entitled only to a list of sales used to value their property.

• Why is my residential property in the Commercial property file?  [Read more...]

Your residential property may be located in an area that has more of a commercial (including retail, office, or industrial) influence than residential. This often occurs in areas where smaller businesses use converted residences to accommodate their neighborhood friendly business. These businesses are likely to be law offices, medical offices, beauty salons, art galleries, flower shops, antique stores, and restaurants.

• How does my value increase when other properties are decreasing in value?  [Read more...]

Property values in general or countywide may not represent your specific market area or neighborhood.  The average sale price or rental rate per unit in your area may exceed the average price for the entire county.  Properties that are located in these areas are likely more desirable and have a higher rate of occupancy or absorption, which leads to better rents and sale prices.

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