Property Tax in Page AZ [2024 Guide] Rates, Due Date, Exemptions, Calculator, Records, Codes

Understand how Page sets its real estate taxes with our in-depth outline. If you are already living here, only considering moving to Page, or interested in investing in its real estate, find out how municipal property taxes function.

You May Be Charged an Unfair Property Tax Amount

You may not know that your real property tax is too high in relation to your house’s fair market value. This probability is real when you think that your property’s worth was likely set en masse based on just a few onsite inspections in your community. Then there are the inevitable appraiser’s miscalculations. With any possible excessive assessment, it’s time to quickly collect the facts and consider submitting a formal protest.

If you have recently remortgaged, scan for unintended double levies. With vigilance review your charges for any other possible errors. Assessment statements are quickly obtainable on the Internet for everyone to review. Compare your home’s estimated market value against like houses in your community, while taking special note of just completed selling activity. Also contemplate the possible significance of current market trends on property prices overall.

Should you uncover what might be a too high tax assessment, you should counter swiftly. Not a worry should you feel powerless. There are companies prepared to protest levies for you at no peril to you, no initial costs. More information on this later in the guide.

What Is a Tax Protest Procedure?

You can appeal your county’s appraisal of your real estate tax value if you think it is greater than it should be. The county is responsible for calculating the tax value of your property, and that is where you will submit your protest.

You can find the required appeal rules and the forms on the county’s website or at the county tax office. Go slowly reviewing all the rules before you start. Your protest submission may not be accepted if you do not correctly finish the forms on time.

You’ll have a time limit after you receive your tax notice to appeal. Be sure that you start preparing your filing quickly so that you don’t run out of time.

Request a duplicate of the assessment including information that was used for the county’s assessment. The appraisal report might be the deciding factor in the success of your case. If the valuation methodology wasn’t adhered to correctly or inappropriate comparison properties were used, you may have a strong case for a reassessment.

If you have a compelling case, your filing may be reviewed immediately using an informal procedure. Regardless, you should be prepared to present your case in person to the county’s review panel. Your appeal will hinge on demonstrating that your property’s tax value is wrong. Complaining that your property taxes are too high has nothing to do with the tax valuation of your property.

If you still don’t agree with the county’s judgement, you may appeal to a state board or panel.

Protesting your property’s tax assessment is your right. But, prior to starting on a time-consuming process, perhaps you should relate the valuation to dollars. Determine your real tax bill, incorporating any tax exemptions that apply to your property. What looks like a big appreciation in value may only give an insignificant hike in your tax payment.

In the court, it may make sense to get help from one of the best property tax attorneys in Page AZ.

How to Get Your Taxes Reduced for Free?

Pay only if you get a tax reduction when you partner with appeal companies on a contingency fee basis. You’ll pay an amount based upon any tax savings. In the absence of tax savings, you don’t pay at all!

They’ll look at existing assessments, conduct additional extensive evaluations, look for missing exemptions, examine tax rolls for errors, file appeals before attending meetings, and coordinate legal actions when necessary. Companies are especially proactive on exemption issues, which have shown to be complex and sometimes end up in court involvement.

For residential real estate, one of two methods is normally utilized when contesting your levy. They’re known as “sales comparisons” and “unequal appraisals”. Undertaken in one locale, sales comparisons set market value utilizing present sale prices while unequal appraisals reveal alike homes having inordinately high estimated values.

Often a sales comparison methodology is the choice of specialized companies. An in-person examination of the property is typically called for. Directed by State-licensed appraisers, such reviews are almost indisputable. Any change would only follow from, yet again, a full re-appraisal. Say three comparable houses sold for $500,000, while the re-evaluated house needs new shingles costing $10,000, then its estimated value declines to $490K.

Larger tax specialty firms typically use unequal appraisal data even if existing market values aren’t unrealistic. An area list of comparable properties having nearly the same appraised market values is built. Then comes a comparison of these properties respective tax assessment amounts within each group. Frequently a resulting tax bill imbalances that’s 10 percent or more over the representative median level will be reviewed. Clients are typically charged a percentage based upon any tax reductions, so they don’t pay out-of-pocket cost nor any fee at all without gaining some savings.

Select a firm that suits you in our list of the best property tax protest companies in Page AZ.

How Page Real Estate Tax Works

Arizona gives real estate taxation power to thousands of community-based public entities. Most often taxing entities’ tax assessments are combined under a single bill from the county. Then payments are allocated to these taxing entities according to a standard payment schedule. Overall, there are three stages to real estate taxation: creating tax rates, appraising property worth, and then bringing in the tax.

Taxing districts include Page, county governments, and a number of special districts such as public colleges. All are official governing bodies administered by elected or appointed officers. They work in a distinct neighborhood such as within city borders or special purpose units including watershed zones, water treatment facilities, and fire districts.

Arizona laws have to be followed in the city’s conduct of taxation. All property not falling under exemptions must be taxed evenly and uniformly on a single present market value basis. Appropriate notice of any levy raise is also a requisite.

Page sets tax rates all within the state’s constitutional rules. Reserved for the county, however, are appraising property, mailing billings, performing collections, carrying out compliance, and resolving complaints.

Real property appraisals are carried out by the county. Once again, the state has enacted guidelines which county real estate assessors are obliged to observe. Equity in appraising real property statewide is the target. This is a logical place to scrutinize for appraisal disparities and oversights.

With numerous variations, there are three primary appraisal methodologies for determining real property’s value. The Sales Comparison approach entails comparing recent equivalent houses’ sale prices in the same locale. The Income Approach determines how much prospective revenue likely might be derived from income-producing property. A Cost Approach also is principally a commercial real estate value computation method which adds the land worth to the cost of reconstructing the structure.

A county appraiser generally reassesses your property’s market value once every three years at least. That value is multiplied times a composite tax levy, i.e. the total of rates made by all related public units. They range from the county to Page, school district, and more special purpose entities such as sewage treatment plants, amusement parks, and property maintenance facilities.

Who and How Determines Page Property Tax Rates?

County appraisers are compelled by the Arizona constitution to set real estate market values. These estimates must be made with no regard for revenue hits.

Under Arizona taxation requirements, reappraisals must be done periodically. Generally, a broad-based evaluation scheme is used with that same methodology applied across the board to similar property types. Without separate property visits, unique property characteristics, perhaps impacting property’s market value, are overlooked.

Appraisers started by creating a descriptive catalogue of all non-exempt buildings and land, aka a tax roll. These lists provide descriptions of all real estate situated within that area’s borders. After being constructed, structures were classified by such characteristics as structure design, floor space, and age. Where the real property is located and how it was used were also factors employed to create these groups and then give market values collectively to them all. At present, without another visit, armed with often outdated, possibly inaccurate information — with only recent property sales figures being current — appraisers must rely on those collectively affixed estimated market values.

These instructive directives are made obligatory to safeguard even-handed property market worth evaluations. While this sweeping operation makes manageable an otherwise crushing assignment, it also results in inexact evaluation answers. This operation inherently affords space for numerous appeal possibilities.

Page and every other in-county public taxing unit can at this point compute needed tax rates since market value totals have been recorded. As computed, a composite tax rate times the market worth total will reflect the county’s entire tax burden and include your share. In this basic budgetary undertaking, county and local public leaders project annual expenditures. After this it’s a matter of determining what combined tax rate is needed to meet that budget. In theory, at least total receipts should equal the fund required for all planned operations that year.

In the state there are a lot of locally-based governmental entities from counties to cities to special purpose units. Every entity sets its independent tax rate. Under a combined tax bill, most sub-county entities contract for the county to levy and collect the tax on their behalf.

Generally this budgetary and tax levy-setting exercise is accompanied by public hearings called to deal with budget outlays and tax affairs. County residents may legally petition for a public vote when planned tax increases surpass established limits.

Page must adhere to stipulations of the Arizona Constitution in levying tax rates. In fact, tax rates mustn’t be increased before the general public is previously apprised of that aim. Then a public hearing on any proposed hike should take place before it occurs.

If Page property tax rates are too high for your wallet resulting in delinquent property tax payments, you can take a quick property tax loan from lenders in Page AZ to save your home from a potential foreclosure.

What Are Page Real Estate Taxes Used For?

Property taxes have traditionally been local governments’ very own area as a revenue source. They’re a funding pillar for governmental services used to maintain cities, schools, and special districts such as sewage treatment plants, public safety services, recreation and more.

More than other states, Arizona cities depend on the real property tax to fund public services. Again, real estate taxes are the largest way Page pays for them, including more than half of all district school funding. All other service categories e.g. police/fire, health, parks, buses/rail, and water/sewage treatment plants benefit from similar fiscal support.

An important piece of real estate tax payments goes to public schools. Other big-ticket items are local government worker salaries/benefits and public safety. Maintaining the police has become yet another important topic in the public safety arena. Other large duties are public transportation and street work followed by upkeep and repairs. Water and sewage cleaning facilities top the list in sanitation problems similarly to hospitals in healthcare. Also there are leisure amenities such as parks and tennis courts. No secret that with this number of responsibilities it’s a big tax bill!

How Are Property Taxes Handled at Closing in Page?

Real estate tax remittances are typically sent off in advance for the whole year. That creates the question: who pays property taxes at closing if it occurs during the year? Real estate ownership shifts from the seller to the buyer during closing. Buyers are now compelled to pay the tax. From that point of exchange, buyers pay back sellers on a proportional basis.

Prepaid tax refunds don’t usually take the form of direct repayments to the past owners. Instead mortgage lenders, closing attorneys, or escrow agents will factor in the prorated tax amount with other new owner payment responsibilities on closing.

Ultimate Page Real Property Tax Guide for 2024

Guide Overview

Average Property Tax Rate in Page

Page Property Taxes Range