Property Tax Experts
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For taxpayers who
may be
experiencing
difficulty in paying
their property taxes,
there may be help.
Most cities in the
United States have
Property Tax
Poverty Exemption
Policy and
Guidelines. You may
be eligible to waive
your annual property
tax for one year
read more
may be
experiencing
difficulty in paying
their property taxes,
there may be help.
Most cities in the
United States have
Property Tax
Poverty Exemption
Policy and
Guidelines. You may
be eligible to waive
your annual property
tax for one year
read more
Important Dates
March 1 - assessment notices must be mailed
March 15 - last day to file for owner-occupied status with Director of Equalization
Local Board of Equalization
March 15 - last day to mail or file written appeal with clerk of local board
March 19 - local board begins
March 23 - local board ends
March 30 - last day to receive written notice of local board's decision
County Board of Equalization
April 3 - last day to mail or file written appeal with county auditor
April 10 - county board begins
April 26 - county board ends
April 27 - last day to receive written notice of county board's decision
Consolidated Board of Equalization
April 3 - last day to mail or file written appeal with county auditor
April 10 - consolidated board begins
May 1 - consolidated board ends
May 4 - last day to receive written notice of consolidated board’s decision
Office of Hearing Examiners
May 18 - last day to mail or file a written appeal with:
Appealing from County Board - you must appeal within 30 days after notice has been
served of the decision.
Appealing from Office of Hearing Examiners - you must appeal within 30 days after
notice of the decision.
March 1 - assessment notices must be mailed
March 15 - last day to file for owner-occupied status with Director of Equalization
Local Board of Equalization
March 15 - last day to mail or file written appeal with clerk of local board
March 19 - local board begins
March 23 - local board ends
March 30 - last day to receive written notice of local board's decision
County Board of Equalization
April 3 - last day to mail or file written appeal with county auditor
April 10 - county board begins
April 26 - county board ends
April 27 - last day to receive written notice of county board's decision
Consolidated Board of Equalization
April 3 - last day to mail or file written appeal with county auditor
April 10 - consolidated board begins
May 1 - consolidated board ends
May 4 - last day to receive written notice of consolidated board’s decision
Office of Hearing Examiners
May 18 - last day to mail or file a written appeal with:
Appealing from County Board - you must appeal within 30 days after notice has been
served of the decision.
Appealing from Office of Hearing Examiners - you must appeal within 30 days after
notice of the decision.
BASIC ASSESSMENT INFORMATION
In South Dakota, it is the assessor's responsibility to assign your property a value
equal to the amount for which it would sell on the open market. Therefore, the
assessed value of your property should equal its market value, sometimes called
the "true and full value." Assessors determine the market value of property by using a
combination of the following three approaches:
Cost approach - the assessor estimates the cost of replacing the property
(structures), reduces that amount by its age (depreciation), and adds the value of the
land.
Market approach - the assessor compares the subject property to like properties
that have recently been sold.
Income approach - the assessor uses the value of the projected income from like
properties to determine value.
The assessor also classifies property as agricultural or non-agricultural. The
assessor makes this determination by considering the amount of the owner's
income derived from agriculture, the property's primary use and the property’s
size. After determining the market value and the classification of a parcel of property,
the assessor sends a notice to the property owner. This assessment notice is to be
mailed by March 1 of every year.
Owner-occupied single family dwelling - This designates that the property is to
receive a lower levy for school general fund tax purposes. To be eligible the property
owner must have filed an "Owner-Occupied Certificate" by March 15, 2007.
(Any property previously designated as owner-occupied would remain so, unless it
sold or had a change in use.)
You may appeal your property's owner-occupied status. This appeal is made directly
to the County Board of Equalization. In your appeal you must state that you meet the
qualifications which are:
(1) You owned the property on November 1, 2007.
(2) You occupied the property on November 1, 2007.
(3) This is the only property you own that would receive the owner-occupied status.
(4) That the property is your principal place of residence
(5) You filed the certificate by March 15, 2008.
You may also appeal the taxable/exempt status of your property. This type of appeal
is made directly to the County Board of Equalization. Decisions of County Board of
Equalization may be appealed in the same manner as other decisions.
PROPERTY OWNER'S RIGHTS AND DUTIES
As the owner of real property in South Dakota, you have the right to ensure your
property is being assessed at no more than market value and also assessed
equitably in relationship to other properties. Any lessee responsible for payment of
taxes pursuant to the provisions of a lease shall be considered the taxpayer and may
also appeal the valuation, classification, taxable status of the property. When you
receive your assessment notice, it is your duty to review the notice to ensure the
property is listed correctly. Also you need to check the assessed value. Ask yourself
"If I sold this property, is this the amount I would expect to receive?" If it is higher than
what you think you could sell it for, first talk to your county director of equalization.
He/she can explain how the values were determined and show you sales of like
properties that he/she used in determining your value. If you still disagree with the
assessment on your property, your first step in the appeal process is to the local
board of equalization. Your appeal must be for the total value of the property. An
appeal on just the structure value or just the land value will be considered an appeal
of the entire property.
Mobile home owners - the same appeal process is used for registered mobile
homes, however you are required to pay your current year taxes in a timely manner
pending the outcome of the appeal. For any tax relief, the taxes would need to be paid
under protest and file lawsuit for refund within 30 days of payment.
NOTE: The following people do not have to appeal to the local board before going to
county board:
Non-residents - A property owner is considered a non-resident if the person resides
outside the local board jurisdiction. A non-resident does not have to appeal to the
local board before appealing to county board, but may do so if desired.
Unorganized township property owners - as there is no local board for unorganized
townships, these property owners appeal directly to the county board of equalization.
LOCAL BOARD
The first step in the appeal process is to the local board of equalization. The local
boards consist of the township board of supervisors or the governing board of the
municipality, and a member of the school board. The board's primary function is
to determine that all taxable properties have been placed on the assessment roll and
that a reasonable degree of equalization exists among these properties. The board,
however, may only equalize assessments between individual properties. It may not
change the level of assessment between entire classes of property, such as
agricultural and non-agricultural.
To appeal to the local board, you must notify the clerk in writing of the local board,
stating you wish to appeal the assessment of your property. The clerk must receive
your notification by March 15, 2007. Postmarked by this date is considered timely.
You should state the legal description of the property you are appealing and a brief
explanation of why you are appealing, such as "property is higher than market value".
Your local board clerk will notify you when your appeal will be heard by the local
board. During this hearing, the form PT17 must be completed. If you appear at the
hearing, the clerk will help you complete the form. Your explanation of your
appeal may be in person or in writing. It should state the reason you are appealing
your assessment. You must also have evidence to prove your point. Just stating the
value is too high is not enough. Suggested points are sales of properties
you believe are similar to your property. Also assessments of properties similar to
yours are useful. Point out how the properties are comparable to your property.
The local board must notify you in writing of the decision by March 30, 2007.
In South Dakota, it is the assessor's responsibility to assign your property a value
equal to the amount for which it would sell on the open market. Therefore, the
assessed value of your property should equal its market value, sometimes called
the "true and full value." Assessors determine the market value of property by using a
combination of the following three approaches:
Cost approach - the assessor estimates the cost of replacing the property
(structures), reduces that amount by its age (depreciation), and adds the value of the
land.
Market approach - the assessor compares the subject property to like properties
that have recently been sold.
Income approach - the assessor uses the value of the projected income from like
properties to determine value.
The assessor also classifies property as agricultural or non-agricultural. The
assessor makes this determination by considering the amount of the owner's
income derived from agriculture, the property's primary use and the property’s
size. After determining the market value and the classification of a parcel of property,
the assessor sends a notice to the property owner. This assessment notice is to be
mailed by March 1 of every year.
Owner-occupied single family dwelling - This designates that the property is to
receive a lower levy for school general fund tax purposes. To be eligible the property
owner must have filed an "Owner-Occupied Certificate" by March 15, 2007.
(Any property previously designated as owner-occupied would remain so, unless it
sold or had a change in use.)
You may appeal your property's owner-occupied status. This appeal is made directly
to the County Board of Equalization. In your appeal you must state that you meet the
qualifications which are:
(1) You owned the property on November 1, 2007.
(2) You occupied the property on November 1, 2007.
(3) This is the only property you own that would receive the owner-occupied status.
(4) That the property is your principal place of residence
(5) You filed the certificate by March 15, 2008.
You may also appeal the taxable/exempt status of your property. This type of appeal
is made directly to the County Board of Equalization. Decisions of County Board of
Equalization may be appealed in the same manner as other decisions.
PROPERTY OWNER'S RIGHTS AND DUTIES
As the owner of real property in South Dakota, you have the right to ensure your
property is being assessed at no more than market value and also assessed
equitably in relationship to other properties. Any lessee responsible for payment of
taxes pursuant to the provisions of a lease shall be considered the taxpayer and may
also appeal the valuation, classification, taxable status of the property. When you
receive your assessment notice, it is your duty to review the notice to ensure the
property is listed correctly. Also you need to check the assessed value. Ask yourself
"If I sold this property, is this the amount I would expect to receive?" If it is higher than
what you think you could sell it for, first talk to your county director of equalization.
He/she can explain how the values were determined and show you sales of like
properties that he/she used in determining your value. If you still disagree with the
assessment on your property, your first step in the appeal process is to the local
board of equalization. Your appeal must be for the total value of the property. An
appeal on just the structure value or just the land value will be considered an appeal
of the entire property.
Mobile home owners - the same appeal process is used for registered mobile
homes, however you are required to pay your current year taxes in a timely manner
pending the outcome of the appeal. For any tax relief, the taxes would need to be paid
under protest and file lawsuit for refund within 30 days of payment.
NOTE: The following people do not have to appeal to the local board before going to
county board:
Non-residents - A property owner is considered a non-resident if the person resides
outside the local board jurisdiction. A non-resident does not have to appeal to the
local board before appealing to county board, but may do so if desired.
Unorganized township property owners - as there is no local board for unorganized
townships, these property owners appeal directly to the county board of equalization.
LOCAL BOARD
The first step in the appeal process is to the local board of equalization. The local
boards consist of the township board of supervisors or the governing board of the
municipality, and a member of the school board. The board's primary function is
to determine that all taxable properties have been placed on the assessment roll and
that a reasonable degree of equalization exists among these properties. The board,
however, may only equalize assessments between individual properties. It may not
change the level of assessment between entire classes of property, such as
agricultural and non-agricultural.
To appeal to the local board, you must notify the clerk in writing of the local board,
stating you wish to appeal the assessment of your property. The clerk must receive
your notification by March 15, 2007. Postmarked by this date is considered timely.
You should state the legal description of the property you are appealing and a brief
explanation of why you are appealing, such as "property is higher than market value".
Your local board clerk will notify you when your appeal will be heard by the local
board. During this hearing, the form PT17 must be completed. If you appear at the
hearing, the clerk will help you complete the form. Your explanation of your
appeal may be in person or in writing. It should state the reason you are appealing
your assessment. You must also have evidence to prove your point. Just stating the
value is too high is not enough. Suggested points are sales of properties
you believe are similar to your property. Also assessments of properties similar to
yours are useful. Point out how the properties are comparable to your property.
The local board must notify you in writing of the decision by March 30, 2007.
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