Frequently Asked Questions
What Does The Assessor Do?
What The Assessor Does Not Do.
What is a Special Assessment Level?
How Often is Property Reassessed?
How Long Is My Homestead Effective?
How Is My Assessment Determined?
What Is Fair Market Value?
How Are My Taxes Calculated?
How Do My Taxes Increase?
What If I
Disagree With The Assessor's Value Of My Property?
What If I Don't Receive My Tax
Notice?
The assessor is required by the Louisiana Constitution to list and value all
property subject to ad valorem taxation on an assessment roll each year.
The "ad valorem" basis for taxation means that all property should be
taxed "according to value" which is the definition of ad
valorem. The assessed value is a percentage of the "fair market value"
or "use value" as prescribed by law. Property is assessed as
follows:
Land - 10% of its "fair market value" or "use value"
Residential Improvements - 10% of "fair market value"
Commercial Property - (including personal property) - 15% of
"fair market value" ( Note: Commercial land is
assessed at 10% of "fair market value")
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The assessor does not raise or lower taxes. The assessor
does not make the laws which affect property owners. The Constitution of
the State of Louisiana, as adopted by the voters, provides the basic framework
for taxation, and tax laws are made by the Louisiana Legislature. The
rules and regulations for assessment are set by the Louisiana Tax
Commission. The tax dollars are levied by the taxing bodies, such as the
parish council, school board, etc., and are collected by the Sheriff's Office
as Ex-Officio Tax Collector. The assessor's office has nothing to do with
the total amount of taxes collected. The assessor's primary
responsibility is to determine the "fair market value" of your property so that
you pay only your fair share of the taxes. The amount of taxes you pay is
determined by the "millage rate", which is applied to your property's
assessed value. The millage rate , as voted by the public, is
levied by all the taxing agencies within the district, city, parish or
state. This includes school districts, parish council, law enforcement
districts, etc. The millage rate is the basis for the budget needed or
demanded by the voters to provide for services such as schools, roads, law
enforcement, etc. Millage rates are simply those rates which will provide
funds to pay for those services.
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Residential property owner(s) receiving the homestead exemption who are 65 years
old or older and earn a combined adjusted gross income for the year 2014 of
$70,504.95 or less per year can freeze the assessed value of their homestead. The
level may change from year to year, so it is advisable to check with the
assessor's office to determine whether you qualify. An eligible owner shall
apply for the special assessment level by filing a signed application with the
Assessor's Office and providing proof of age and income (ex. W-2, 1099-R,
Etc.). This special assessment will freeze the assessed value of the homestead
for as long as the applicant owns and resides in the home and income does not
exceed the maximum allowed. This special assessment level is lost if
improvements in excess of 25% of the home's value are added. The freeze extends
to a surviving spouse who is at least 55 years of age, and meets all other
qualifications.
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Every four (4) years the assessor must reassess properties within his/her
respected parish. The purpose is to insure that properties are assessed at
present fair market value.
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You must apply for homestead exemption and then it is determined if you are eligible. Once granted, it is in
effect permanant, as long as you own and reside at that location.
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To arrive at the "fair market value" for your property, the assessor must know
what "willing sellers" and "willing buyers" are doing in the marketplace.
He must also keep current on cost of construction in the area and any changes
in zoning, financing, and economic conditions which may affect property
values. The assessor may use any of the three nationally recognized
approaches to value, those being cost, income, and
market . This data is then correlated into a final
value estimated by the assessor. After your estimate has been made, the
appropriate percentage of value, or level of assessment, required by law is
calculated as your "assessed value".
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Fair market value is defined by Louisiana Revised Statute 47:2321 as follows:
" Fair Market Value is the price for property which
would be agreed upon between a willing and informed buyer and a willing and
informed seller under the usual and ordinary circumstances; it shall be the
highest price estimated in terms of money which property will bring if exposed
for sale on the open market with reasonable time allowed to find a purchaser
who is buying with knowledge of all the uses and purposes to which the property
is best adapted and for which it can be legally used. "
Finding the "fair market value" of your property involves discovering the price
most people would pay for it in its present condition in the current open
market. It is not quite that simple, however, because the market and the
condition of the homes are constantly changing.
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Tax rates are based on millages, bond issues, and fees that have been voted by
registered voters in the various districts which have been established by the
Legislature or Constitution. The tax monies collected for the districts
go to pay for schools, roads, law enforcement, fire protection, and other
services that the taxpayers demand and desire from local government. To
calculate the taxes on your property, you must take the assessed value, which
is a percentage of 'fair market value", and multiply it by the appropriate tax
or millage rate to arrive at the amount due. If, as an example, you have
$1000 of taxable assessed value and the tax rate is 105 mills, you would pay
$1000 x .105 = $105 in taxes. If your home is valued at $100,000, and you
are eligible and have applied for homestead exemption, you would calculate your
taxes as follows:
$100,000 (Fair Market Value)
x 10% (Level of
Assessment)
$10,000 (Assessed Value)
- 7,500 (Maximum Homestead Exemption)
2,500 (Taxable Value)
x .107 (Tax
Rate)
$267.50 (Total Parish Taxes Due)
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When additional taxes are voted for by the people, an individual's property tax
bill will increase. Also, when market value increases, naturally, so does
the assessed value. If you were to make improvements to your existing
property, for instance, add a garage, or an additional room, the "fair market
value" increases, and therefore, the assessed value would also increase.
The assessor has not created the value. People make the value by their
transactions in the marketplace. The assessor simply has the legal and
moral responsibility to study those transactions and assess your property
accordingly.
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As a taxpayer, you have a certain legal responsibility to furnish accurate
information on your property. Our office welcomes all information
provided by the property owner. If you have complied with these legal
requirements, you are entitled to question the value placed on your
property. If your opinion of the value of your property differs from the
assessor's, you may come to our office to discuss the matter in person.
Be prepared to show evidence that the assessor's valuation of the property is
incorrect. Our staff will be glad to answer your questions about the
assessor's appraisal. If, after discussing the matter with the assessor,
a difference of opinion still exists, you may appeal your assessment to the
Ascension Parish Board of Review according to procedures. After reviewing
your appeal, if the Board agrees with the assessor and a difference of opinion
still exists, you may appeal the Board's decision to the Louisiana State Tax
Commission. If the Commission agrees with the Board and the assessor, you
can plead your case before the courts should you choose to do so.
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Even if you do not receive a tax notice, it is your responsibility to be sure
that the property taxes have been paid. You may contact the appropriate
tax collector to determine the amount of property taxes owed and whether or not the taxes have been paid.
| Clinton, LA: |
(225) 683-8945 |
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