Understanding Property Taxes

Your responsibility as a homeowner includes understanding property taxes

Your property tax payments are generally included in your monthly mortgage; the funds are deposited into your escrow account by your mortgage lender; when property taxes are due the mortgage company removes the funds from your escrow and pays your property taxes.

You should always keep an eye on your escrow account (look on your mortgage statement) just to be sure enough money is being set aside to pay your taxes – if your funds are short – then your monthly mortgage payment will need to be increased in order to catch up the difference. Likewise, if there is an overage left in your escrow – you can decide whether to withdraw the funds or have the mortgage company apply the credit to the principal (loan balance) of your loan.

Breaking down Property Taxes

Where you choose to live determines the amount of tax you will pay. Depending on the services of your local community or neighborhood – every homeowner is expected to support these services and general preservation of the area. These services include major road construction, street repairs, police and fire protection, public school support, etc. Taxes are a part of our Texas law and the amount of the tax is determined by local government officials.   It begins by assessing the value of your home.

The following is a list of basic taxing standards:

• All property must be valued or measured in an equal manner so that no one single property pays more than its share of taxes.
• Taxes are determined every year based on the value of the property as of January 1st.
• Some exemptions have been identified (more later)
• Every homeowner should be given proper advanced notice if taxes are projected to increase. After all, you will be expected to pay the increase and need time to prepare and adjust your family budget accordingly.
• Every property owner will receive a notice explaining the appraised value of their home along with an itemized statement of how much tax is due for their property.

As a property owner you will receive your tax statement reflecting the value of your home and the amount of tax you owe. Remember, if your taxes are being paid through your mortgage loan – your lender is responsible to pay those taxes. This statement is for your personal records and for income tax preparation.

Protesting - You have a right to disagree

Your local tax board is made up of local citizens who work together to determine fair and equitable standards. Your local officials for schools and city services decide how much money is needed to adequately operate schools, repair roads, etc. This total sum of operating expense is a factor in the tax.

If you disagree on the value of your property (the higher the value – the more tax you pay) you can protest to the board; however you must follow the rules for properly protesting which includes a time deadline and special forms. Look on your tax statement for more information and instructions.

Paying your taxes

Homeowners usually begin receiving their tax notices by November and December with the tax bill following in January. The taxes are due on January 31st of the following year. So beginning February 1st you will start paying penalties and interest for being late.

If you do not pay your taxes then the local tax office has every right to begin legal action to collect their tax money which could include seizing your property.  If you are one of those homeowners who decided to pay their taxes separate from their mortgage loan - then you should have a system in place that sets aside those funds where you cannot easily reach them - especially if you have a tendency to splurge and spend on things like new furniture or vacations.

About Exemptions

There are some property owners who will be entitled to an exemption (a release of paying or a reduced payment) on their property taxes. Look on your tax statements to find proper forms for application of exemptions.

Here is a brief list of those exemptions:

• Homestead Exemption – If you live on the property and do not own it as a rental property, you can qualify for a discount as a homeowner.
• Over 65 Homestead – Once you turn 65 you can apply for an additional discount as a senior citizen homeowner.
• Disabled Homestead – If you are physically or mentally disabled and cannot work, you are entitled to an exemption on your taxes.
• Disabled Veterans – Up to 100% of your taxes could be exempt if you receive a 100% disability from the Veterans Administration.

Another note on Veterans – For those active duty veterans who are serving our country – there are some additional exemptions you may be entitled to – such as no penalties or exemption from deadlines. Contact your local tax office for more information.

Confidential Records

All tax information is available for the public’s view and includes names, addresses and history of ownership; the only exception to prevent this information from becoming public applies to certain individuals such as:

• Commissioned Security Officers
• County Jailers or Current or Former Peace Officers
• Employees of the Texas Department of Criminal Justice
• Federal or State Judges and their spouses
• Victims of Family Violence
• Probation Officers or Employees of Probation Offices
• Employees of a Prosecutors office
• Criminal Investigators or Special Investigators

A request for confidentiality is handled through a special form from the tax office. Be sure you follow up as soon as possible to ensure your information is held secure.