We’ve all heard about the two things you can’t avoid – death
and taxes. Just like there is a life cycle, there is a property tax cycle. The
tax cycle is a lot easier to predict.
This life cycle of property taxes follows the same pattern
every year. If you’re a Texas homeowner, your property is somewhere in this
predictable rotation.
I offer you a synopsis of the tax collection cycle. Follow
along with the snazzy graph I made from information from the Texas Tax Code.
January 1 – The start of a new property tax year. The owner
of the property as of January 1st is personally responsible for taxes that
year. Tax assessments and exemptions are typically based on the status of the
property and ownership as of January 1st.
Spring – is ‘appraisal’ time. Actually, I’d call it ‘taxable
value’ time. Because the value according to the tax district is not always the
same as a genuine appraisal. Nonetheless, this is when tax districts determine
the taxability and value of properties. Exemptions need to be on file by
April/May.
Notification – Taxing districts must notify property owners
of their appraised value by either April 1 or May 1 (depending on the type of
property) or “as soon thereafter as practicable”. According to the Texas
Property Tax Code, if there is no change in your tax position then they don’t
have to notify you. I’m looking forward to the year that I don’t get a
notification or increase in my assessment.
Summer Protest Time –
They call this ‘equalization’ down at the tax office. It’s when you can
protest the value they place on your property. After protest time is over, the
value of the property is set for the next year.
Tax Rates Set – The local taxing authorities set the rates.
This is different from your property value. The rates are based on how much
money the local government, schools, etc. need and/or want. Rates can go up or
down. Typically, when property values go up, the tax folks don’t need to raise
the rates because their revenue will automatically go up. If property values are
flat, then they may raise the rates to increase revenue.
October 1 – tax bills go out to property owners. That is
also when the bills are payable. In some areas you can get a discount by paying
your taxes at this time.
January 31 of the next year – Previous year taxes are due.
If you got your 2018 tax bill in October, it is due by January 31st 2019.
Aren’t we lucky that we don’t have to pay our tax bill in advance? I’m trying
to find the bright side here.
February 1 – Previous year’s taxes become delinquent. Late
fees start accruing. If they aren’t paid
by July, they are turned over to a collection agency. And like death, there is
no getting out of paying your taxes.
The opinions expressed are of the individual author for
informational purposes only and not for the purpose of providing legal or tax
advice. Contact an attorney or accountant to obtain advice for any issue or
problem.
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