Revenue Appraisal Department
Purpose of Appraisals:
The purpose of the appraisal is to estimate the fair market value of the real estate for administering ad valorem tax burden fairly and equitably. The effective date of appraisal by statue is October 1st of each calendar year.
All property appraisals are made in accordance with the requirements and standards of the State Department of Revenue and under its supervision using the guidelines and procedures of the Alabama Appraisal Manual. Calhoun County has approximately 70,000 separate parcels of land that must be individually appraised for property tax purposes. Under "mass appraisals" methods and techniques differ from those of fee appraisers. Regardless of the method used, however, fair and reasonable market value is the objective. Each parcel of land must be described on a property record card. Characteristics about land and buildings are listed and the value. This information is found in the Revenue Commissioners Office.
Real property is defined by statue and is synonymous with REAL ESTATE. Real property is the physical land and appendages attached to the land, i.e. structures. (residential and commercial)
The assessment process plays an important role in local government. Equitable assessments assure property owners that they are asked to pay only their fair share of the cost of operating libraries, schools, police protection and other necessary governmental services.
Alabama Statues require the County Revenue Commission to maintain all real estate values. County Appraisers visit properties when assessed to measure and inventory construction components. County appraisers also review for changes based on an application of a building permit, recent sales, taxpayer request, ect.
Definition of Market Value:
Is defined as the most probable price, expressed in terms of money, that a property would bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affect by undue stimulus.
Analysis of Market Value:
Once market values have been calculated based on information gathered by the property appraiser, the values are analyzed to determine how accurate and equitable they are. The property appraiser does not create market value. The buying and selling of property by the general public establishes the value of property in the real estate marketplace.
A comparison of assessments to sales prices is performed to determine ratios, which are then used to measure the levels and uniformity of assessments. Sales ratio studies by neighborhood, type of property and other characteristics are performed on a regular basis to assure uniformity in values.
Notice of Valuation:
The Revenue Commissioner is required by law to notify the property owner of value changes of their property. If there is a change, the property owner will receive a notice from the Board Of Equalization Valuation.
Appealing the Market Value:
Once you have received your "Valuation Notice" you have thirty (30) days from the BOE notice date to contact the Calhoun County Board of Equalization (example form letter here). If you are not satisfied with the value of your property you may apply to be heard by the BOARD OF EQUALIZATION. The Board of Equalization will schedule a hearing date to come and present your argument. If you are not satisfied you have the legal right to appeal pursuant to the procedures set forth in Title 40, Code of Alabama, 1975.