INSIDE INFORMATION
COMPILED BY BEN THOMPSON
WHERE DO YOUR
PROPERTY TAXES
TOP TAX RATES
The following taxing entities have the highest tax rates in The Woodlands area. Historically, Conroe ISD and the Spring Creek Utility District have ranked highest in south Montgomery County.
*UTILITYDISTRICTRATESTHROUGHOUTTHEWOODLANDSAREAVARY.
2014-15
2015-16
2016-17
2017-18
2018-19
Local property tax bills are comprised of taxing entities such as municipalities, schools districts and municipal utility districts. Residents of The Woodlands, Oak Ridge North and Shenandoah also pay taxes to the county in which they reside, the local hospital district and Lone Star College System. GO IN THE WOODLANDS AREA?
2 Spring Creek Utility District*
1 Conroe ISD
WHAT DOES AN
AVERAGE TAX BILL LOOK LIKE?
Taxes from cities, school districts, counties and utility providers make up the bulk of the average tax bill. The taxing amounts listed are for the average home values within these communities before property tax exemptions.
The Woodlands Township
Oak Ridge North
Shenandoah
$903.94 – $397,686 $195,285 $374,327 –
Average home value
4 Oak Ridge North
3 Montgomery County
1 The Woodlands Township
–
$938.73
–
2 City of Oak Ridge North
–
–
$673.41
3 City of Shenandoah
$1,856 $911.40 $1,746.98
4 Montgomery County
6 Shenandoah
5 The Woodlands
$5,090.38 $2,499.65 $4,791.39
5 Conroe ISD
$428.71 $210.52 $403.52
6 Lone Star College System
$238.21 $116.98 $224.22
7 Montgomery County Hospital District
$3,976.86 $1,952.85
–
8 Municipal utility district**
Total 2019 taxes before exemptions
$7,839.52
$12,494.10 $6,630.13
7 Lone Star College System
8 Montgomery County Hospital District
**BASEDONEXAMPLEOFSPRINGCREEKUTILITYDISTRICT
SOURCE:MONTGOMERYCENTRALAPPRAISALDISTRICT/COMMUNITY IMPACTNEWSPAPER
SOURCE:MONTGOMERYCOUNTYTAXOFFICE/COMMUNITY IMPACTNEWSPAPER
%
MASS APPRAISAL
APPRAISED VALUE VS. MARKET VALUE
PROTESTS AND PAYMENT
$$
In January, appraisal districts–which are entities of the state–begin determining market values of homes across their respective counties. However, most appraisal districts do not individually appraise every home. Instead, they use a process called mass appraisal , which considers several factors, including: Nearby home sales Size and condition of property as of Jan. 1 Amenities, such as pools and garages
The district determines a home’s market value, but for those with homestead exemptions, their homes are taxed at the appraised value, which cannot increase more than 10% each year. If someone buys a home valued at $100,000 with a homestead exemption, and that home’s market value increases to $125,000 the next year, the home would be taxed at the appraised value of $110,000.
1. Homeowners begin receiving property value notices in April. 2. They have until May 15 or 30 days after the notice is received to file a protest. 3. Appraisal districts review protests through appraisal review boards, although some offer informal hearings. 4. Taxing entities determine tax rates no later than Sept. 30. 5. Tax bills aremailed in October, and payments are due Feb. 1.
HOW THE
HOME APPRAISAL PROCESSWORKS There are several factors that play a role in how homes are appraised each year and how homeowners are taxed on them.
SOURCE: JACKBARNETT,HARRISCOUNTYAPPRAISAL DISTRICT/COMMUNITY IMPACTNEWSPAPER
37
The Woodlands edition • July 2019
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