Each property is taxed at its Assessed Value. A property’s assessed value is the lower of its Real Market Value or its Maximum Assessed Value. Also, our assessments are based on a mass appraisal system; one sale does not set the market.
There are a variety of reasons for the differences in taxes and they vary from property to property. There may be exemptions or special assessments involved. Value differences may also result due to quality of construction, location, building size, number of outbuilding, zoning, etc.
No, however, without a physical appraisal we will use the best information available to us, and the resulting RMV may not be a true reflection of your property.
If the Assessor’s RMV for the new addition is less than $10,000 the value will be added to the RMV only. Under M50 guidelines you will not be assessed or taxed for the additions under $10,000 unless they fall under the 5-year $25,000 category. Beginning in the 2024 tax year the new construction thresholds will be increased to $18,200 in any one year or $45,000 within any consecutive five years. Thresholds indexed annually starting with tax years 2025-26.
Residential and rural properties are appraised under a mass appraisal system that conforms to State Laws and Administrative Rules. Value based on market sales are established for each property, as well as a reduced Measure 50 (M50) value. That value, called the Maximum Assessed Value (MAV), is the 1995-96 tax year value less 10%. That value may not increase more than 3% each year. Residential and rural properties are appraised using a market related cost approach. Sales of properties within a given market area, or an area of similar properties, are compiled and analyzed to develop the data used to appraise all similar properties within that given area. Once these values are established, they are monitored yearly using sales that occur within these areas by comparing those sales prices to the Real Market Value (RMV). If the average property sales price is higher than the RMV, the properties in that area are adjusted to reflect the change in the market.
Some properties are eligible for reduced assessments through either farm use special assessment or forest special assessment. The guidelines for qualifying for farmland are influenced by zoning. Properties in an Exclusive Farm Use (EFU) zone must be farmed with intent to make a profit. If these properties are employed in a farm activity, and there are annual sales of commodities, the properties may qualify for farm use special assessment.
Properties zoned other than EFU can also qualify for farm assessment using the same guidelines, with two important differences. There are specific income requirements and the operator must file an IRS schedule F. Income must be confirmed by the IRS schedule F or Farm Schedule and said form must be supplied to our office on request. Non-zoned properties must prove that they have met the farm income level for 3 of the past 5 years before they are eligible for farm use special assessment. Property in an EFU zone must have been farmed the prior year to be eligible for special assessment. Property can also receive a designated forestland assessment.
Forestland is identified as being held or used for the predominant purpose of growing and harvesting trees of a marketable species. The property must be adequately stocked with a marketable species. Properties can also qualify based on a formal reforestation plan. Landowners in the Designated Forestland program may make application into the Small Tract Forestland (STF) program if they own 10 to 4,999 designated forestland acres in Oregon. This program is assessed at 20% of the special assessed value. Landowners will pay a privilege tax at harvest.
Once in the STF program landowners cannot opt out. If you purchase land under the STF option and you meet the requirements, you may apply to continue in the program. Application must be made within 30 days after the date the county assessor issues a notice of intent to disqualify under ORS 321.716.
You may file an application for continued qualification after the date stated above if:
The application is filed on or before December 15 of the first year the land would have otherwise been disqualified from STF, and you pay a $200 late filling fee at the time the application is filed.
Designated Forest landowners who wish not to apply into the STF option will be assessed at 100% of the special assessed value and will not pay a privilege tax at harvest.
If a property is removed from one of these special assessment programs, a disqualification penalty will be calculated and may be collected. (Only collectible if the land is changed significantly enough that it could not go back into the Special Assessed Program). The penalty is basically a 5-year recovery of the tax savings received by being under special assessment. Farm special assessed properties in an EFU zone are subject to a disqualification penalty of up to 10 years; EFU & MPA (Multi-Purpose Agriculture) is up to 10 years; Non-EFU 5 years; and STF up to 10 years. Specific questions regarding these programs should be directed to 541.766.6855.
It has a name on it. The road is probably only an easement and we do not generally show easements on our maps.
Qualifying non-profit organizations may have their property taxes canceled. The most common qualifying entities are: religious, fraternal, literary, benevolent, or charitable organizations and scientific institutions. Property for which an exemption is requested must be actively occupied and used by the organization in a way that furthers its stated purpose. The property must also be reasonably necessary. Any portion of the property that does not meet these criteria is subject to assessment and taxation the same as all other taxable property. Exemption is not automatic. An application must be filed with the Assessor between January 1st and April 1st. Certain leased property, real and personal, may also qualify for exemptions.
Please contact the Assessor’s office at 541.766.6855 for the necessary applications and any additional information you may need. Forms can also be located on our website. Exemption and Deferral forms.
To qualify for either deferral program, your total household income must be equal to or less than $58,000 for the 2024 year. The Household income includes both taxable and non-taxable income, including Social Security and pensions. The income limit may change each year. You must have a recorded deed to the property or you must be buying the property under a recorded sales contract. You may have a revocable trust.
You are not eligible for a deferral if you have a life estate in the property. For the Disabled Citizens’ Property Tax Deferral, you must be receiving disability benefits on December 31 of the year before you apply. You must send a copy of your federal Social Security award letter with your deferral application. For the Senior Citizens’ Property Tax Deferral, you must be at least 62 years of age by April 15 of the year you apply. What if I miss the April 15th filing deadline? You may file your application between April 16 and December 1 with a late filing fee paid to the county. The fee will be based on 10% of the total amount due on your last year’s tax statement with a minimum of $20 and a maximum of $170.