‘This is not a tax bill’

Sequoyah County Assessor Brandy Dobbs said Monday over 9,000 letters were sent out last week to property owners in Sequoyah County notifying them of property value increases based on cost tables provided by the Oklahoma Tax Commission.

According to the assessor’s office, data regarding each property is fed into a system (CAMA) also known as a Computer Assisted Mass Appraisal which determines the value of the property. Notices are then sent only to county residents with property value increases which would not necessarily include all property owners, according to Dobbs.

The notices contain the Taxable Fair Cash Value (Market) which is the value of the property the owner would pay taxes on for 2023 unless the owner built something new or otherwise added value to their property, Dobbs said, but “no more than five percent greater” than the amount the property owner paid taxes on in 2022.

“If your property value went down or stayed the same for 2023, you did not get one of these notices,” Dobbs said.

According to Dobbs, the Fair Cash Value (market) is the value or price at which a willing buyer would purchase the property and a willing seller would sell the property if both parties are knowledgeable about the property.

According to the notice, “Article 10 8 B of the Oklahoma Constitution (along with related state statutes) prevents you from getting a percentage raise larger than 3% (homesteaded properties) or 5% (other properties) unless you build something new or add value to your property. The incremental raises continue until your property reaches the Fair Cash/Market Value.”

“This is something the state requires our office to do each year if the value of the property increases for any reason,” Mindy Ferrell, first deputy for the Sequoyah County Assessor’s Office, explained. “This is what the state feels like your property can be sold for according to the property’s ‘Fair Cash/Market’ value.”

Ferrell said the assessor’s office does not issue the tax owed by the property owner and the final amount is not determined until the levies from the schools in October.

“Don’t panic. Even at the end of the year, levies might be lower. It’s just all generated by the state but school levies determine the actual tax amount,” she said.

Ferrell also said just because the value of the property increases does not necessarily mean taxes would increase for some property owned.

Ferrell said anyone with concerns or questions can always go by the county assessor’s office or call.

“We’re just here to educate people about anything regarding their property assessment. Most people don’t realize there are several tax exemptions available also,” she said.

As a reminder, Ferrell said residents have until March 15 to file for homestead exemption. However, those who received valuation notices have an extended date of April 15 to file for any of the three exemptions. Homestead exemption would save tax payers anywhere from $70 to $100 on their taxes since it allows an $1,000 exemption from the current assessment value. Double homestead can also be filed by residents who have less than $25,000 in total annual income. There is also a senior freeze valuation available for residents ages 65 and older by Jan. 1, which entitles freezing the value of a home for residents with a total household income of $62,600 or less.

Both the Double Homestead Exemption and Senior Freeze require proof of income when applying.

Dobbs said Sequoyah County residents who received notices have 30 days from the date of the notice to appeal the Fair Cash Value.

“You can not legally protest the amount of your tax bill. Our office does not control the millage rates. To appeal, you must fill out and submit an OTC Form 974 to the assessor’s office. We can provide you a blank form if you need one,” she said. For questions or more information, contact the Sequoyah County Assessor’s Office located inside the Sequoyah County Courthouse or call 918775-2062.