Each year the Marion County Assessor's Office conducts a study called the ratio study to establish real market value on all properties in the county. Generally speaking, if the sales analysis shows an increase in sales values for manufactured structures, then it is likely the real market value for manufactured structures will increase. Should the analysis show that there was a decrease in sales prices for manufactured structures county-wide, then the real market values for manufactured structures are likely to decrease.
Property is valued as of the assessment date of January 1 of each year. Your tax statement sent to you in mid October shows a value that was set 10 months earlier. In a declining market this value may appear high compared with recent market activity and economic news. There are two values stated on your tax statement. One is the real market value, the other is the assessed value. The real market value is what the Assessor believed your property would sell for if it sold on the open market on January 1. The assessed value is used to compute your taxes. The assessed value is the lower of the real market value or the maximum assessed value. The maximum assessed value was established by Measure 50, passed by voters in 1997. Maximum assessed value for the 1997-98 tax year (the first year the measure was implemented), was the 1995 -96 value less 10 percent. The maximum assessed value will grow by three percent each year provided it is lower than the real market value. There are no limitations on the amount that the real market value changes. It will rise and fall with the market. If your home did not exist in 1997, the maximum assessed value was established by the use of a change property ratio. The purpose of this ratio is to bring the maximum assessed value of new or changed property to the same general assessment level as unchanged property. Prior to the recent economic downturn, and since the implementation of Measure 50, real market values have generally appreciated greater than the maximum assessed value. By and large, this has resulted in a gap between the maximum assessed value and real market value. For example, in Marion County the January 1, 2011 approximate assessed value for all residential property was 84% of real market value. This gap in the values allows the assessed value to annually increase, even when the real market value decreases. This can result in an increase in taxes, even in times of declining markets. If the market drops to a point that the real market value of a property is less than its maximum assessed value, there may be a reduction in taxes. Another factor to consider in the overall tax you pay is the tax rate. The tax rate is applied to the assessed value to determine a property’s tax. The location of your property will determine what district rates make up your overall tax rate. The tax rates may go up or down from year to year depending on voter approved bonds and/or levies. Because of this, it is conceivable that your taxes may increase even though your assessed value remains unchanged, or that the taxes may go up more than 3% when the assessed value increased 3%.
There are two values stated on your tax statement. One is the real market value, the other is the assessed value. The real market value is what the Assessor believed your property would sell for if it sold on the open market on January 1. The assessed value is used to compute your taxes. The assessed value is the lower of the real market value or the maximum assessed value. The maximum assessed value was established by Measure 50, passed by voters in 1997. Maximum assessed value for the 1997-98 tax year (the first year the measure was implemented), was the 1995 -96 value less 10 percent. The maximum assessed value will grow by three percent each year provided it is lower than the real market value. There are no limitations on the amount that the real market value changes. It will rise and fall with the market.
If your home did not exist in 1997, the maximum assessed value was established by the use of a change property ratio. The purpose of this ratio is to bring the maximum assessed value of new or changed property to the same general assessment level as unchanged property. Prior to the recent economic downturn, and since the implementation of Measure 50, real market values have generally appreciated greater than the maximum assessed value. By and large, this has resulted in a gap between the maximum assessed value and real market value.
For example, in Marion County the January 1, 2011 approximate assessed value for all residential property was 84% of real market value. This gap in the values allows the assessed value to annually increase, even when the real market value decreases. This can result in an increase in taxes, even in times of declining markets. If the market drops to a point that the real market value of a property is less than its maximum assessed value, there may be a reduction in taxes.
Another factor to consider in the overall tax you pay is the tax rate. The tax rate is applied to the assessed value to determine a property’s tax. The location of your property will determine what district rates make up your overall tax rate. The tax rates may go up or down from year to year depending on voter approved bonds and/or levies. Because of this, it is conceivable that your taxes may increase even though your assessed value remains unchanged, or that the taxes may go up more than 3% when the assessed value increased 3%.
ORS 308.425If during any tax year, any real or personal property is destroyed or damaged by fire of "act of God," the owner or purchaser under a recorded instrument of sale in the case of real property, or the person assessed, person in possession or owner in the case of personal property, may apply to the tax collector for proration of the taxes imposed on the property for the tax year. Application for proration of taxes shall be made no later than the end of the tax year or 60 days after the date the property was destroyed or damaged, whichever is later.For property that is damaged, the tax collector shall collect only one-twelfth of the taxes imposed on the property for the tax year, for each month or fraction of a month that preceded the month during which the property was damaged.For the month in which the property was damaged, and for each month of the tax year thereafter in which the property remains damaged, the tax collector shall collect that percentage of one-twelfth of the taxes imposed on the property that the real market value or the assessed value of the property after the damage (whichever is less) bears to the assessed value of the property before the damage. For property that is totally destroyed, the tax collector shall collect only one-twelfth of the taxes imposed on the property for the tax year, for each month or fraction of a month that the property was in existence during the tax year. The tax collector shall cancel the remainder of the taxes imposed on the property for the tax year.The portion of the property that is damaged and is subsequently repaired is considered new property or new improvements to property under ORS 308.153 (New property and new improvements to property) for the assessment year in which the repairs or replacements are first taken into account. Note: Partial value reduction formula is unconstitutional because under Article XI, section 11b, assessed value must be reduced to minimum value during tax year. Shatzer v. Dept. of Revenue, 13 OTR 436 (1996), aff'd on other grounds, 325 Or 211, 934 P2d 1119 (1997). "Act of God" excludes all circumstances produced by human agency, including lack of due care or foresight. Clark v. Multnomah County Assessor, 17 OTR 72 (2003) 308.440 no relief shall be given to any person who is convicted of arson with regard to the property for which relief is sought.
Our appraisers visit neighborhoods to: Verify inventory information(i.e. bedrooms, bathrooms, heating system). Check square footage Verify a sale Evaluate the condition of a home (better or worse than average due to new construction, damage or demolition or maintenance issues) If your property is being taxed on the real market value (RMV) it is possible that an adjustment would impact the taxable value. However, if the property is being taxed on the Measure 50 Assessed Value (M50AV), it is not likely the appraisers' visit to your property will impact the Measure 50 Assessed Value unless there was a major change in condition or size. Note: The majority of properties in Marion County are assessed based on the Measure 50 Assessed Value. The Measure 50 Assessed Value will increase a minimum of 3% each year the property is assessed based on the Measure 50 Assessed Value as required by Oregon law.
If your property is being taxed on the real market value (RMV) it is possible that an adjustment would impact the taxable value. However, if the property is being taxed on the Measure 50 Assessed Value (M50AV), it is not likely the appraisers' visit to your property will impact the Measure 50 Assessed Value unless there was a major change in condition or size. Note: The majority of properties in Marion County are assessed based on the Measure 50 Assessed Value. The Measure 50 Assessed Value will increase a minimum of 3% each year the property is assessed based on the Measure 50 Assessed Value as required by Oregon law.
Effective May 1, 2005, responsibility for maintaining ownership and siting information for manufactured structures was transferred from the Department of Motor Vehicles (DMV) to the Oregon Building Codes Division (BCD). Homeowners and other interested parties no longer contact DMV with manufactured structure related questions. Instead, most transactions will take place at the Assessor’s Office, who acts on behalf of the division, (BCD). Another change is that instead of “titling” a manufactured home like a car, the owner or secured interest holder will receive an ownership document. For ownership forms, please click on “LOIS Forms” (listed above), or contact our office at 503-588-5171 for assistance.The Assessor's Office currently does not accept debit/credit cards for processing fees related to ownership changes. Acceptable forms of payment are cash, check or money order only.
For ownership forms, please click on “LOIS Forms” (listed above), or contact our office at 503-588-5171 for assistance.The Assessor's Office currently does not accept debit/credit cards for processing fees related to ownership changes. Acceptable forms of payment are cash, check or money order only.
If a home is being moved between counties within Oregon, the home will be taxed in the county in which it is located as of January 1st, and will be added to the new county tax roll for the following year. After January 1 and until the roll is turned, we will calculate an estimated advance tax payment for the current year taxes which must be paid prior to moving the home out of Marion County. Please contact this office for the advance tax information and forms needed to complete the process. Fees include $55.00 for the new ownership document, a $10.00 county moving fee and trip permits which cost $5.00 per home section.
For homes being exempted, (made a part of the real property) ownership of the land and the structure must be exactly the same and taxes must be paid in full. Please contact our office for information on the complete process.
To remove a home from exemption so that it may be sold or moved, you must pay any existing or advance taxes and have all interested parties sign off on a LOIS form. Also, an Application to Remove from Exemption must be completed. Please contact our office for information on the complete process.