Frequently Asked Questions
Why does it seem to take so long for the tax bill to reflect the change of ownership from seller to buyer?
In Alabama, the tax year is Oct. 1 - Sept. 30 and we pay property taxes a year in ARREARS. Alabama law provides that the tax bill due Oct. 1 of any given year must be in the name of the owner of record as of the preceding Oct. 1.
So, it can take as long as two years for the buyer to receive a tax bill in his/her name. For example, let's say that buyer and seller close on Oct. 3, 1993, and that the deed is dated and recorded that same day. The buyer also files his Assessment Return and claims homestead exemption that same day. At this point, the buyer may be expecting the Oct. '94 tax bill to reflect the change of ownership. But because the owner of record on Oct. 1, 1993 was the seller, the Oct. '94 tax bill must be in his/her name. The buyer's Assessment Return and homestead exemption, therefore, is effective Oct. 1, 1994 to be reflected on the Oct. '95 tax bill.
How do the County and State arrive at the value of my house?
All property appraisals are made in accordance with the requirements and standards of the State Department of Revenue and under its Supervision using the guidelines and procedures of the Alabama Appraisal Manual. Baldwin County has 95,000 separate parcels of land that must be individually appraised for property tax purposes. Under "mass appraisals", methods and techniques differ from those of fee appraisers. Regardless of the method used, however, fair and reasonable market value is the objective.
How often will my house be appraised?
Alabama law requires that all real estate in Baldwin County be reviewed, and updated if necessary, at least once every five years. However, if certain indicators show that property values are not "equal" the State Department of Revenue and/or Federal Court can order another countywide revaluation. The purpose of a countywide revaluation program is to equalize the value base by valuing all properties as of the same date.
If I make an addition to my home or put a new building on my property, when should the Assessor's Office be notified?
By the following Dec. 31. By doing so, you will avoid a 10% penalty imposed by law.
All this is interesting, Mr. Johns, but what is the bottom line? How do market value and tax levies effect my property taxes?
This office does not establish the property tax rate that actually determines how much you pay in taxes. The property taxes that we pay for schools, city and county services, etc. are based upon a tax levy (mileage rate) set annually by the County Commissions and the eleven municipalities in the county.
If the market value of your home remains constant - and if tax levies remain constant - so will your property taxes. If, however, there is a change (increase or decrease) in either the market value of your home or in the tax levy, your property taxes will change accordingly.
If I do not think that the estimated market value of my home is fair, is there anything that I can do?
Of course. You can file a written appeal with the Baldwin County Board of Equalization. This is a relatively simple procedure. It cost you absolutely nothing to file. Just send your letter of appeal to my office and we will be happy to forward a Board of Equalization form to you at the appropriate time. The deadline for filing a written appeal is the last Monday in April for all property taxes due the following October 1.
Where can I find some helpful person to advise me and answer my questions about my property?
I and members of my staff are available to meet with you personally to consider your concerns and to answer your questions. We will be glad to assist you. If it is inconvenient for you to meet with us, you can call or write to me. I will respond to you.
Calculating Your Tax The Alabama Legislature Has Established Property Assessment Ratios As Follows:
| Class Of Property |
Type of Property |
Classification %
(Assessment Ratio) |
| Class I |
Utilities |
30% |
| Class II |
All Other Property |
20% |
| Class III |
Farm, Forest, and
Owner Occupied Residential Property |
10% |
| Class IV |
Motor Vehicles |
15% |
General Formula & Example
|
Fair Market Value
|
x
|
Classification
Percentage
|
=
|
Assessed
Value
|
x
|
Tax Levy
|
=
|
Gross Tax
|
-
|
Homestead
Exemption
|
=
|
Net Taxes
|
|
|
$50,000
|
x
|
10%
|
=
|
$5,000
|
x
|
.0275
|
=
|
$137.50
|
-
|
$44.00
|
=
|
$93.50
|
Alabama Tax Links
Baldwin County
Baldwin County Property - Tax Records
Baldwin County Recorded Deeds & Records
Florida Tax Information - Florida Tax Links
Escambia County |
