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County Assessment-Value Appeal
Note about the Assessment Appeal process and County Property Tax procedures
In each county the County Assessor is charged with providing an assessment value for each property. You should understand that the State Board of Equalization (SBE) oversees the administration of the Property Taxes Law Guide for each county. Audits are performed by the SBE regularly in all California Counties to assure compliance. But to receive their maximum share of property tax revenues, counties only have to comply with a percentage of SBE requirements. That means that from county to county the rule of law can be significantly different. For this reason the presentation here is of a general nature and could vary significantly in specific county appeals hearings.
California real and personal property is assessed annually by the Assessor in each county, who then provides the assessment roll to the Tax Collector who prepares the bill to collect the property tax.
When the county assessment for a real property is not correct, and trying to achieve a satisfactory adjustment from the County Assessor fails, there is but one alternative:
California Property Tax Assessment Appeal
In most counties the Assessment Appeal Board is appointed by the County Supervisor to serve a certain term. The appointments can be filled by individuals with real estate or appraisal experience but is many times made up of the spouse of a contributor who has little understanding of real estate or appraisal procedure.
The County Assessment Appeals Board generally had 3 members; however, they may serve with only two if no objection is made. The meeting chambers consist of vastly different settings by county; some meet in the formal Supervisors chambers which is like a courtroom, while others are informal and meet in normal offices. In some counties the County Counsel (attorney) upholds the value in the County case and in others, the Assessor appoints one of the County appraisers to represent the Assessors side.
The normal Assessment Appeal hearing is much like a courtroom scene: the Assessors Representative (AR) is the prosecutor wishing to prove his value correct. The county property tax payer presents his case first, depending on the property and value, and then defends against the questions of the AR, as well as answers questions from the board. The AR then presents his case, after which he defends questions from the property tax payer and the Assessment Appeals Board. Both sides are then given time for closing arguments. The board at that time either makes a determination or takes the matter under submission, sending letters to the parties generally within a week.
Once the Assessment Appeal Board makes a value determination it is generally the end of the process. The only other option is a further appeal in Superior Court with the obvious complications and legal expenses. Generally, only extremely complicated, high dollar cases are appealed at this level. Seek counsel early if you anticipate going this route.
Go to COUNTY PROPERTY TAX APPEAL ACTUAL CASE STUDY
Go to URGENT MESSAGE FOR COMMERCIAL PROPERTY OWNERS 2009
Go to CALIFORNIA PROPERTY TAX FREQUENTLY ASKED QUESTIONS (FAQS)
To speak with one of our Consultants you may call (909) 867-5000 or (888) 678-9TAX. If you prefer, simply fill out the form below and we will contact you at your convenience. Deadlines vary by county, but for most counties it is November 30. Our costs and fee structure is simple: No Savings, No fee! But act now; once deadlines pass you have lost your right to appeal. Do not allow this opportunity to pass without beginning the process. Please call or write today.
California Property Tax Associates On KNX 1070
light
As you heard in our Radio Ad, California Property Taxes are too high! Values have declined and the property tax valuation must be reduced. Of that we are certain, and for that reason you are here. Welcome to the only company you’ll need to aggressively pursue the lowest possible appraisal to reduce the assessed value of your property.
Why CAPTA To Help With This Problem?
California Property Tax Associates (CAPTA) is an expert in the field of Property Tax reduction and relief. For many years our Agents and Consultants have aggressively performed Appraisals for Appeals Cases which resulted in thousands of Clients savings millions of dollars in counties throughout the State of California. Many received refunds and future year reductions far beyond what they anticipated.
We are also more than just accountants or lawyers or hourly employees. Collectively, our Principals own real estate including commercial properties, international residential developments, and are landlords to national tenants, having a significant stake in the market.
Our mission is simple:
Enforce our Clients Rights under Proposition 13 and ensure they never pay more than what they are required to pay after applying every conceivable reduction strategy allowed by law.
- Read an actual case presented in 2001 to the Los Angeles County Assessment Appeals Board by one of our Partners in an article published in thefederaltax.com. The subject was an Assisted Living Facility assessed at $8.4 million for the 1999 Fiscal Year. There was no recommendation by the Assessor. The Appeals Board at the hearing reduced the value to $6.5 million and the Client received a refund of over $43,000 for the 1999 and 2000 tax years, and saved many thousands of dollars more in the years following.
- Commercial Real Estate owners/developers read this letter to a prospective Client (now a Client) concerning our experience with assessment appeals in California;
- AUTO DEALERSHIPS AND ASSET MANAGERS READ THIS!
In most cases our fee agreement is simple; You obtain property tax savings, credits, or refunds–otherwise you don’t pay. There are never any upfront costs or fees. And fees are only due once you have received official notification of your savings. NO SAVINGS-NO FEE!
We Can Help
Our team of Agents and Consultants have helped property owners get through tough times like these back in the 1990’s with property tax savings and refunds. resulting from property tax appraisals, appeals and adjustments. The government system in this case is difficult but fair overall, but accurate taxation is the responsibility of the property owner who has the greatest interest in establishing a fair market value. You must understand how to play the game; CAPTA does. Aggressively.
CAPTA can give you information, help and assistance. The bottom line is you need to protect your assets by making wise decisions in a depreciating market. CAPTA has the Agents, Consultants and systems in place with the experience you need to maximize your savings and refunds. Regardless of whether you own residential real estate, apartments, retail, commercial, industrial or even vacant land, CAPTA can help. Please feel free to browse our frequently asked questions (FAQ) section for additional information.
Ready to Get Started? There is no charge to begin and no fee is due until a reduction, refund, or savings is granted! If you would like more information or to start the process and let CAPTA begin their work to reduce your assessed value, please call immediately at 888-678-9TAX. But time is critical; deadlines vary by County.
OPEN LETTER TO A PROSPECTIVE CLIENT
Mark,
Allow me to introduce myself. My name is Jim Guffey and I’m one of the partners in California Property Tax Associates. I’m also Tom’s brother.
In 1989-90 I started a property tax reduction company in San Bernardino County, California. You may or may not recall that property values were doing very well and foreign investors, particularly the Japanese were buying up commercial property at record levels. Properties frequently appreciated during the escrow period 5 or even 6%. You could almost do no wrong. Business was good and Tom and I worked together for over 10 years reducing property values for our clients. Tom has told me that you want letters of reference but I hope this e-mail will suffice.
In the early 90s one of our first clients was a gentleman based in San Diego County who was buying small pieces of property in San Bernardino County from individual landowners. The size of the parcels was two to five acres. When he bought enough small pieces he began the entitlement process and subsequently sold the properties to a large company who would build the homes. He was very successful but the assessors office saw what he was doing and immediately began assessing his property when he first purchased the vacant lot for what a year and a half later he would sell the parcelized property for, per acre. In other words, if he bought the raw land acre for $4000 and sold it a year and a half later, entitled for $40,000 an acre the assessor was immediately assessing all of his raw land purchases for $40,000 an acre. We were successful in appeal in getting all of these transactions reduced to his original purchase price arguing stage of development. This was hundreds of individual parcels.
Another client was Premier Homes, a French company based in Corona. They were in a similar position to your company with large holdings of land in Southern California. We worked on many of their properties but in particular, one parcel in Lancaster had a value of $16 million and was fully entitled, ready to build. We were successful in reducing this property to less than $4 million. It subsequently sold a short time after we achieved the reduction for $8 million.
It is important to understand that fair market value in the marketplace is not the same as fair market value for assessment purposes. Frequently we are successful in reducing property that sells for far greater than what our reduction showed. Again, this is because when we value property in accordance with the Revenue and Taxation Code in the state of California we follow the guidelines set forth in the appraisal manuals and also the guidelines used in each particular county. Unfortunately these differ substantially from county to county. However, frequently these appraisal guidelines work in our favor and our clients, many of whom told us there was no possible way for us to get reductions on a given property, are amazed at our results. Not always but frequently.
Another client was located in the Beaumont area in Riverside County and had purchased a property known as the Three Ring Ranch. It was situated at the split of the 60 and the 10 freeway’s and was purchased by an individual who planned on flipping it to a housing company. But while he was negotiating the market turned and nobody was interested. We began our work for him in 1990 and subsequently he lost the property in foreclosure. We continued our work for the new owner securing large reductions in the back taxes. This property did subsequently sell and was developed in later years and is still known as Three Ring Ranch.
In the same area Highland Springs Resort had just transferred ownership in the late 80s. In addition to the resort which had many varied buildings and improvements, along with a mobile home park there were numerous residential development parcels. Although this property took a considerable amount of time and numerous appeal hearings due to its complexity, we were also successful in reducing it’s assessed value substantially.
We did substantial residential development properties in the high desert area of Victorville as well. Schaffer Real Estate and Investment Company, Inc. had substantial vacant land holdings and we succeeded in reducing scores in his portfolio. Additionally, Thomas Rhubik had a number of large residential development properties that we had great success with.
These are the companies that come to mind. We also worked extensively in the Central Valley as well as the Bay Area. In short, we have experience with all the major counties in California and a number of the smaller counties as well. While the rules are all the same as each county has to live by the Revenue And Taxation Code they each have latitude to accomplish certain tasks their own way. When you hire us you hire someone who has the ability and experience to accomplish the task at hand in the shortest possible time with the greatest possible results.
I hope this helps. The decision you have before you is complex and infinitely important to the bottom line of your company and its investors. The inventory that currently exists on your balance sheet is an expense. The quicker you can reduce the related expenses the easier it will be to wait out this market. But make no mistake: if you don’t file, you don’t see reductions. And if you do file but lack the experience and understanding of the system you will likely lose as well. In the least you will not accomplish the maximum possible result. We will.
One last thing. Over the years our client list has included many attorneys who knew better than to try to understand the workings of the assessors office when they had no experience. One of our early clients was actor Tony Curtis. We never met him, we only worked through his attorney. With great success. His attorney knew better than to venture into this territory.
In case Tom didn’t tell you, I am currently in Guatemala but will be happy to fly out to meet you once we have a relationship. If you’re not comfortable paying us a percentage we do work on an hourly basis. However, as you know our percentage fee is based solely on results. But the sooner we get started the better for you.
Sincerely,
Jim Guffey
California Property Tax Values High
California Property Taxes are too high! Values have declined and the property tax valuation must be reduced. Of that we are certain, and for that reason you are here. Welcome to the only company you’ll need to aggressively pursue the lowest possible appraisal to reduce the assessed value of your property.
Why CAPTA To Help With This Problem?
California Property Tax Associates (CAPTA) is an expert in the field of Property Tax reduction and relief. For many years our Agents and Consultants have aggressively performed Appraisals for Appeals Cases which resulted in thousands of Clients savings millions of dollars in counties throughout the State of California. Many received refunds and future year reductions far beyond what they anticipated.
We are also more than just accountants or lawyers or hourly employees. Collectively, our Principals own real estate including commercial properties, international residential developments, and are landlords to national tenants, having a significant stake in the market.
Our mission is simple:
Enforce our Clients Rights under Proposition 13 and ensure they never pay more than what they are required to pay after applying every conceivable reduction strategy allowed by law.
- Read an actual case presented in 2001 to the Los Angeles County Assessment Appeals Board by one of our Partners in an article published in thefederaltax.com. The subject was an Assisted Living Facility assessed at $8.4 million for the 1999 Fiscal Year. There was no recommendation by the Assessor. The Appeals Board at the hearing reduced the value to $6.5 million and the Client received a refund of over $43,000 for the 1999 and 2000 tax years, and saved many thousands of dollars more in the years following.
- Commercial Real Estate owners/developers read this letter to a prospective Client (now a Client) concerning our experience with assessment appeals in California;
- AUTO DEALERSHIPS AND ASSET MANAGERS READ THIS!
In most cases our fee agreement is simple; You obtain property tax savings, credits, or refunds–otherwise you don’t pay. There are never any upfront costs or fees. And fees are only due once you have received official notification of your savings. NO SAVINGS-NO FEE!
We Can Help
Our team of Agents and Consultants have helped property owners get through tough times like these back in the 1990’s with property tax savings and refunds. resulting from property tax appraisals, appeals and adjustments. The government system in this case is difficult but fair overall, but accurate taxation is the responsibility of the property owner who has the greatest interest in establishing a fair market value. You must understand how to play the game; CAPTA does. Aggressively.
CAPTA can give you information, help and assistance. The bottom line is you need to protect your assets by making wise decisions in a depreciating market. CAPTA has the Agents, Consultants and systems in place with the experience you need to maximize your savings and refunds. Regardless of whether you own residential real estate, apartments, retail, commercial, industrial or even vacant land, CAPTA can help. Please feel free to browse our frequently asked questions (FAQ) section for additional information.
Ready to Get Started? There is no charge to begin and no fee is due until a reduction, refund, or savings is granted! If you would like more information or to start the process and let CAPTA begin their work to reduce your assessed value, please call immediately at 888-678-9TAX. But time is critical; deadlines vary by County.
About
CAPTA (California Property Tax Associates) is a California Partnership that specializes in real estate property tax consulting throughout the State of California. One of our partners began performing these services for California Property owners in 1989. Throughout the 1990's the focus was primarily on large commercial projects and land developments as well as upscale residential properties. We saved thousands and thousands of Californians many millions of dollars in over-assessed property taxes. Our results then, like now were based on employing a highly skilled staff, access to extensive industry information, and a clear understanding of the property tax assessment process.
Unlike other companies our fee is entirely contingency based; no savings, no fee. There is never an up-front fee or a reimbursement of costs. Simply put, NO SAVINGS; NO FEE.
OPEN LETTER TO A PROSPECTIVE CLIENT (NOW A CLIENT)
Dear Mark,
Allow me to introduce myself. My name is Jim Guffey and I'm one of the partners in California Property Tax Associates. I'm also Tom's brother. In 1989-90 I started a property tax reduction company in San Bernardino County, California. You may or may not recall that property values were doing very well and foreign investors, particularly the Japanese were buying up commercial property at record levels. Properties frequently appreciated during the escrow period 5 or even 6%. You could almost do no wrong. Business was good and Tom and I worked together for over 10 years reducing property values for our clients. Tom has told me that you want letters of reference but I hope this e-mail will suffice.
In the early 90s one of our first clients was a gentleman based in San Diego County who was buying small pieces of property in San Bernardino County from individual landowners. The size of the parcels was two to five acres. When he bought enough small pieces he began the entitlement process and subsequently sold the properties to a large company who would build the homes. He was very successful but the assessors office saw what he was doing and immediately began assessing his property when he first purchased the vacant lot for what a year and a half later he would sell the parcelized property for, per acre. In other words, if he bought the raw land acre for $4000 and sold it a year and a half later, entitled for $40,000 an acre the assessor was immediately assessing all of his raw land purchases for $40,000 an acre. We were successful in appeal in getting all of these transactions reduced to his original purchase price arguing stage of development. This was hundreds of individual parcels.
Another client was Premier Homes, a French company based in Corona. They were in a similar position to your company with large holdings of land in Southern California. We worked on many of their properties but in particular, one parcel in Lancaster had a value of $16 million and was fully entitled, ready to build. We were successful in reducing this property to less than $4 million. It subsequently sold a short time after we achieved the reduction for $8 million.
It is important to understand that fair market value in the marketplace is not the same as fair market value for assessment purposes. Frequently we are successful in reducing property that sells for far greater than what our reduction showed. Again, this is because when we value property in accordance with the Revenue and Taxation Code in the State of California we follow the guidelines set forth in the appraisal manuals and also the guidelines used in each particular county. Unfortunately these differ substantially from county to county. However, frequently these appraisal guidelines work in our favor and our clients, many of whom told us there was no possible way for us to get reductions on a given property, are amazed at our results. Not always but frequently.
Another client was located in the Beaumont area in Riverside County and had purchased a property known as the Three Ring Ranch. It was situated at the split of the 60 and the 10 freeway's and was purchased by an individual who planned on flipping it to a housing company. But while he was negotiating the market turned and nobody was interested. We began our work for him in 1990 and subsequently he lost the property in foreclosure. We continued our work for the new owner securing large reductions in the back taxes. This property did subsequently sell and was developed in later years and is still known as Three Ring Ranch.
In the same area Highland Springs Resort had just transferred ownership in the late 80s. In addition to the resort which had many varied buildings and improvements, along with a mobile home park there were numerous residential development parcels. Although this property took a considerable amount of time and numerous appeal hearings due to its complexity, we were also successful in reducing it's assessed value substantially.
We did substantial residential development properties in the high desert area of Victorville as well. Schaffer Real Estate and Investment Company, Inc. had substantial vacant land holdings and we succeeded in reducing scores in his portfolio. Additionally, Thomas Rhubik had a number of large residential development properties that we had great success with. These are the companies that come to mind.
We also worked extensively in the Central Valley as well as the Bay Area. In short, we have experience with all the major counties in California and a number of the smaller counties as well. While the rules are all the same as each county has to live by the Revenue And Taxation Code they each have latitude to accomplish certain tasks their own way. When you hire us you hire someone who has the ability and experience to accomplish the task at hand in the shortest possible time with the greatest possible results.
I hope this helps. The decision you have before you is complex and infinitely important to the bottom line of your company and it's investors. The inventory that currently exists on your balance sheet has associated expenses. The quicker you can reduce those related expenses the easier it will be to wait out and even thrive in this market. Property Taxes are one of the largest expenses. But make no mistake: if you don't file, you won't realize maximum reductions. And if you do file but lack the experience and understanding of the system you will likely lose as well. In the least you will not accomplish the maximum possible result. CAPTA will.
One last thing. Over the years our client list has included many attorneys who knew better than to try to understand the workings of the assessors office when they had no experience. One of our early clients was actor Tony Curtis. We never met him, we only worked through his attorney, with great success. His attorney knew better than to venture into this territory.
In case Tom didn't tell you, I am currently in Guatemala but will be happy to fly out to meet you once we have a relationship. If you're not comfortable paying us a percentage we do work on an hourly basis. However, as you know our percentage fee is based solely on results. But the sooner we get started the better for you.
Sincerely, Jim Guffey
Comments or questions are welcome.
