TOWN ASSESSOR & MARKET VALUATION FOR 2018
The Town of Greenville contracts assessment services with Accurate Appraisal, LLC of Menasha, WI (www.AccurateAssessor.com). The Town must perform a full market valuation of the Town in accordance to Wisconsin State Statutes. The last complete market valuation was performed in 2006. The Town’s assessment ratio for 2017 was 85.98%. This ratio is out of compliance with State Statutes, thus requiring a full market valuation to be performed. Market conditions have substantially changed since the great recession and property values are reflecting the changing economic conditions.
For more information watch the following short presentation:
Want more details? The following presentation will be made at the July 23, 2018 Town Board meeting:
The Assessor’s office is responsible for the valuation, using the assessment process, of all real and personal property located within the Town of Greenville for property tax purposes. The assessment process consists of the three basic procedures of discovery, listing, and valuation. Often the assessment process is thought of only in terms of valuation, but an assessment cannot even begin until it is known that certain assessable property exists (discovery) and that property data is collected and recorded (listing). Therefore, discovery and listing forms the foundation upon which all assessed values must rest.
It is the Assessor’s responsibility to ensure fair and equitable assessments throughout the Town. However, the Assessor does not set the tax rate nor raise or collect taxes to cover municipal budgets.
The Wisconsin Department of Revenue provides an excellent Guide for Property Owners that covers the property assessment function. This guide can be found online at: https://www.revenue.wi.gov/DOR%20Publications/pb060.pdf
ASSESSMENT CHANGE NOTIFICATION FOR 2018
To maintain fair and equitable assessments and to come into compliance with Wisconsin State Statutes, the Town of Greenville has implemented a Full-Value Assessment process, meaning all assessments will be brought to market value each year. This ensures all property owners are paying their appropriate share of property taxes. The last time assessments were brought to market value was 2006 when the last full revaluation was completed. In that twelve-year time period between revaluations, the market value of residential property has increased greatly.
The assessment value is just one of many variables used to determine property tax rates. A change in your property’s assessed value does not necessarily indicate an increase or decrease in the amount of property taxes you will pay. However, it does reflect the most recent market value of your property and helps to ensure all property owners are paying their appropriate share of taxes to support local school, technical college, county and municipal government services in our community.
If You Have Questions Regarding Your Property Assessment
Accurate Appraisal, LLC, the town’s assessment contractor, will conduct Open Book sessions to assist the taxpayers in understanding their assessments. Open Book sessions will be held at the Town Hall and are scheduled for:
- July 23, 2018 12:00 pm to 3:15pm and 4:30 pm to 7:00 pm;
- July 24, 2018 9:00 am to Noon and 1:15 pm to 3 pm;
- July 26, 2018 9:00 am to 3:00 pm;
- July 30, 2018 12:00 Noon to 7:00 pm
Online appointment scheduling is available. If you wish to meet with one of the appraisers, please log on to www.accurateassessor.com and click the online APPOINTMENTS link on top of the screen, then choose your location (Greenville), next choose your service (Open Book). After you select your schedule/date, click the date on the calendar to select your appointment time and then enter your personal information.
If you do not have Internet access, please call Accurate Appraisal at 1-800-770-3927 to schedule an appointment. If you cannot make the arranged appointment times and you wish to discuss your assessment with us, you can call our office or e-mail us at email@example.com. For additional assessment information please visit our Website; www.accurateassessor.com. If you are no longer the owner of the property described on the enclosed property assessment notice, please return it to Accurate Appraisal LLC, PO Box 415, Menasha, WI 54952.
Impact on Taxes
The Town's total tax levy will remain constrained to levy limits imposed by the State. Although the aggregate assessed values of properties in the entire Town increased to match market value, the overall tax burden did not increase. As a result, it is likely the Town's mill rate (tax rate) will decrease to match the change in aggregate assessed value. Though the assessed value of your property affects your share of taxes, the actual amount you pay is determined by the tax levy needs of the schools, town, county, technical college, and state. All of these taxing bodies decide their budget needs based on services to be provided to the community. Therefore until the tax levy needs for all the taxing bodies are determined, the effect on your taxes cannot immediately be established.
For assessing purposes improvements refer to building improvements (permanent structures) on the land. Land and buildings are assessed separately and then added together to determine the property’s total assessment.
A revaluation of property assessments in the Town of Greenville shall occur for the 2018-2020 assessment years. The approximate dates of the revaluation notices being sent to property owners is expected to be in July-August for 2019-2020. Please also notice that the Assessor has certain statutory authority to enter land as described in Sections 943.13 and 943.15, Wisconsin Statutes.
The ability to enter land is subject to several qualifications a limitations, as described within the foregoing statutes. Copies of the applicable statutes can be obtained at public depositories throughout the State of Wisconsin, and from the State of Wisconsin Legislative Reference Bureau website (www.legis.state.wi.us/rsb/stats.html) or a copy may be obtained from the municipal clerk upon payment of applicable copying charges.
Understanding Property Taxes and Assessments
The following documents provided from the Wisconsin Department of Revenue (WDOR) offers answers to many property owners questions regarding property taxes and assessments in Wisconsin.