Market Values - ANALYSIS

Analysis of Market Values
Once market values have been calculated based on information gathered by the property appraisers, the values are analyzed to determine how accurate and equitable they are. The property appraiser does not create market value. The buying and selling of property by the general public establishes the value of property in the real estate marketplace.

A comparison of assessments to sales prices is performed to determine ratios, which are then used to measure the levels and uniformity of assessments. Sales ratio studies by neighborhood, type of property and other characteristics are performed on a regular basis to assure uniformity of values.

Definition of Market Value
"Market Value" is defined as the probable sale price of a property in terms of money in a competitive and open market, assuming that the buyer and seller are acting prudently and knowledgeably, allowing sufficient time for the sale, and assuming that the transaction is not affected by undue pressures.

Both economic and legal definitions of Market Value have been developed and refined.  A current economic definition agreed upon by agencies that regulate federal financial institutions in the United States is: The most probable price (in terms of money) which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus.  Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby:

  • The buyer and seller are typically motivated.

  • Both parties are well informed or well advised, and acting in what they consider their best interests.

  • A reasonable time is allowed for exposure in the open market.

  • Payment is made in terms of cash in United States dollars or in terms of financial arrangements comparable thereto.

  • The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale.

Appealing the Market Value
You may appeal your valuation within 30 calendar days from the mailing date shown on the notice of valuation (NOV). You may appeal in person at 320 Robert South Kerr, 4th Floor Room 417, Monday through Friday between 8 a.m. and 4:45 p.m. and an informal hearing will be held at that time or you may make a written request for a telephonic informal hearing by sending a letter, fax, or email with supporting documentation challenging the valuation. Requests for telephonic hearings must include owner name, account number(s), legal description(s) and daytime phone number.

  • A taxpayer may file a complaint if the valuation of property has not increased or decreased from the previous year if the complaint is filed on or before the first Monday in April. Such complaint shall be made upon a form prescribed by the Oklahoma Tax Commission.
  • The Assessor's staff will conduct an informal hearing considering all evidence presented. Final action, concerning the informal appeal, will be taken within 5 working days of the informal hearing. Notice of this action will be mailed to taxpayer.
  • Within 10 working days of the date this notice is mailed or delivered, the taxpayer may file an appeal with the county Board of Equalization (BOE).
  • Property owners who appeal are encouraged to perform careful research and submit copies of evidence during each step of the appeal process.


Asked Questions

I just purchased my property, why have you valued it for more than I paid for it?
There are numerous types of sales occurring throughout the county. Some of which are less than market as well as some more than market. Market value must be viewed as a willing buyer and willing seller without any undue pressure to buy or sell. For example if an individual is transferred from the county or inherits property, they may choose to sell below the market to rid themselves of the burden of trying to maintain two households. On the other hand one might choose to purchase a home above the indicated market value for reasons such as location to ones employment, relatives, schools and fondness of the overall structure and layout of the property. These, along with other sales that have occurred in the neighborhood, must be considered. We determine what the majority of similar properties are selling for, in that neighborhood, and apply those findings in terms of market value.

How can my property be worth more if I haven’t done anything to it?
Property values are based on the activity in the marketplace. If homes, similar to yours, are commanding a higher price one would have to assume yours would be worth similar amount.

Why should I be penalized for somebody else paying a high price for a home in my neighborhood?
It isn’t a penalty. Although it does occur, few people will pay more for something than it is worth. Therefore if a number of homes similar to yours are selling for more based on the price paid by newcomers to you neighborhood, it increases the marketability and market value of your property should you decide to sell.

I have an older home in an area where they are building new homes. How will this affect my property value?
The newer homes will not have a direct affect on your value. We will, for valuing purposes, compare your home to similar properties in terms of age, condition and size as well as a number of other variables.

If you didn’t increase my market value, why did my taxes increase?
The County Assessor does not establish the amount of taxes you pay. If the market value placed on your property by the assessor remained the same as the previous year, the increase in you taxes can probably be attributed to an increase in millage rates within your particular school district. Millage levels are controlled by a vote of the people not the County Assessor.  Follow the link to the right to calculate your taxes.

Do you visit each home in the county?
Yes, Oklahoma law requires us to visit all properties once every four years.

What if I think the value placed on my property is wrong?
If you feel the Assessor has made a mistake in valuing your property, you may file an appeal with the Assessor’s office. (form (OTC #974) prescribed by The Oklahoma Tax Commission) 

How can my property increase in value if it is getting older?
In order to establish a market value for your property we must analyze the market in your neighborhood. While the homes similar to yours in terms of characteristics such and condition and age, are selling for more one would have to think your property would command a similar price.

Will my value increase every year?
The value of your property is based on the market in your neighborhood. If the values in your area, based on sales, should increase we must increase the entire neighborhood to maintain current market values as required by law. However, if the values were to decrease based on the sales occurring we again must make the necessary adjustments and maintain the current market value by decreasing the values in the neighborhood.