Nebraska

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State of Nebraska Property Taxes


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State Tax Summary
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The state of Nebraska names the real property tax a Property Tax and the official value standard states the actual value “means the market value of the property in the ordinary course of trade. Actual value may be determined using professionally accepted mass appraisal techniques, including but not limited to: 1. Earning capacity of the property; 2. Relative location; 3. Desirability and functional use; 4. Reproduction cost less depreciation; 5. Comparison with other properties of known or recognized values; 6. Market value in the ordinary course of trade; and 7. Existing zoning property.” Nebraska Statues, as amended. Only local governments can levy property tax since the state is prohibited from a levy since a successful petition was filed and legislated in 1966.

The Treasurer and Assessor are elected; they both have four year terms. They must have a college degree or high school education with two years of experience; state certification and special classes are required. The Assessors maintain valuations and property information. The Treasurer collects delinquent and current taxes. Personal exemptions are given for homeowners, renters, widow’s exemption, blind persons, Veterans, disabled veterans and seniors. Other exemptions are government property, religious property, charitable property, educational property, cemeteries, railroad cars, household goods, business inventories and all livestock, seed, and grain. Nevada has a four step appeal procedure; but prior to January 15, the taxpayer must file a written appeal with the County Board of Equalization. The Denver Area Service Center (ASC) provides tax service for Nebraska.

Responsible agency

  • State of Nebraska

Contents

  • Department of Revenue
  • Property Tax Division
  • 301 Centennial Mall South
  • PO Box 94818
  • Lincoln, Nebraska 68509
  • Voice (402) 471-2971
  • FAX (402) 471-5608
  • www.pat.ne.gov

Property tax calendar

Nebraska Department of Revenue publishes a tax property calendar with dates, statute and responsibilities for every taxpayer, assessor, county boards and political subdivisions. http://pat.ne.gov/general/calendar/pdf/calendar.pdf

  • Assessment date January 1
  • Valuation Notice Date Notices are sent annually between June and July or when the market value of a property increased based on improvement to the property or sale of property.
  • Appeal Deadline Prior to January 15
  • Bill Payment Date Two billings; two installments: April 30 and August 31. For Douglas, Lancaster, and Sarpy Counties there are two billings: March 31 and July 31.

Property tax rates and dates

  • Annual assessment of real property Yes
  • Classification of property

All assessed at 35% of taxable value.

  • Collections

Taxes are collected one year in arrears

  • Fiscal year

Jan 1 through December 31

  • Level of government responsible for assessment

County

  • Reassessment cycle Every 5 years
  • Tax Calculation Rate

Fair Market Value x 1000% = Assessed Value Assessed Value x Current Tax Rate = Taxes Due The tax rate varies by district.

Residential Exemptions

Exemption claims must be filed for a tax assistance or rental rebate program from January 1 to April 1 of each year to receive exemption. Status certification shall be filed each year after January 1 and before April 1 with the county assessor.

  • Homestead exemptions

The homestead or dwelling place allows for an exemption. If the taxpayer is 65 years or older before January 1, then 100% of the actual value of the homestead, up to the first $35,000 of value is exempt. Any totally disabled veteran by non-service connected disability must apply each year and may qualify for a percentage of value, with 100% for 0 through $10,400 of value.

  • Disability Exemption

For a taxpayer that is paralyzed in both legs; an amputee of both legs; with progressive neuromuscular of neurological disease; permanently lost the use of both arms or had undergone amputation of both arms may apply for exemption with certification from a qualified medical physician.

  • Disabled Veterans

For a service connected permanent disability of at least 60%, a veteran may file for exemption for up to $10,000 assessed value for a 100% disabled veterans. A disabled veteran’s benefit may continue after death; and the veteran’s widow may file to receive the benefits of this program. This exemption must be renewed annually. Occasionally, the state offers a 100% tax exemption to veterans, veteran’s widows, or property owners with unusual circumstances.

  • Senior Citizen Tax Assistance

Any taxpayer 62 years of age or older, whose household income for one year is $19,100 or less, may appear for tax assistance or a rental rebate program. This program is for anyone meeting the age, residency, and income limits regardless of whether the taxpayer owns a home, rents or lives in a mobile home. Filing for the assistance and rebate is from January 15 to April 30 of each tax year. The amount is graduated, based on household income and tax or rents paid.

  • Veterans

An application may be approved for an honorably discharged disabled veteran in a principal residence that served during the war periods of World War I, World War II, Korean War, Vietnam conflict and Desert Storm. The veteran receives an exemption of $1000. There is a Veteran’s exemption for Mobile Home property tax and form Nebraska 453 must be filed.

Commercial Exemptions

  • Agriculture Personal property exemption

Property used for agriculture operations and farm implements; farm food products in storage; beet sugar held by processors; qualified agriculture property may be exempt from school tax; nursery stock; and evergreen trees, shrubs, bushes and vines growing on agricultural land may be exempt.

  • Conservation property

A taxpayer must file a declaration with the local county assessor to claim an exemption for a seawall, jetty, groin or dike for the control or prevention of flooding or erosion caused by waters in the Great Lakes or connecting tributaries.

  • Enterprise zones

New and existing businesses may qualify for a city granted property tax exemption if they locate in economically distressed areas approved as an Enterprise Zone before 1994 and is exempt through the year 2004; or may qualify for exemption for 6 to 15 years. Qualified businesses may be subject to a specific tax. A local district may exempt all new personal property for an eligible business in a distressed area.

  • Pollution control property

A taxpayer must file a declaration to exempt property used exclusively for water or air pollution control.

  • Rehabilitation district

Local governments may grant abatements and establish obsolete property rehabilitation districts for up to 12 years for rehabilitated commercial property and commercial housing property located in rehabilitation districts. To qualify for tax abatements the commercial property must be used to manufacture and process good or materials, conduct high-technology activity, and create or synthesize bio diesel fuel.

Tax Collector and Officials

Local assessors and treasurers determine tax assessment and collect property taxes. All treasurers are elected to four-year terms; all Assessors are elected to four-year terms. The county treasurer is the ex-officio collector in all counties. County Assessors maintain and set property valuations. The County Auditor certifies property valuations. The County Treasurer collects current and delinquent property tax.

Forms

Specific deduction claim forms are available for each county from the Property Assessment Division.

Forms due dates

Nebraska Department of Revenue publishes a tax property calendar with dates, statute and responsibilities for every taxpayer, assessor, county boards and political subdivisions. http://pat.ne.gov/general/calendar/pdf/calendar.pdf Applications for deductions against real property must be filed with an affidavit to the local tax collector in Nebraska by May 1 and must be filled again if the property changes owners. All deductions for real property require that the ownership must be recorded as of March 1 of the assessment year for taxes payable the following year.

State assessor's manual

  • State of Nebraska
  • Department of Revenue
  • Property Tax Division
  • 301 Centennial Mall South
  • PO Box 94818
  • Lincoln, Nebraska 68509
  • Voice (402) 471-2971
  • FAX (402) 471-5608
  • Price $35.00

How property tax determined

Residential property is assessed at 100% of market value and the assessor determines the fair market value. The assessor may use one of three methods.

  • Cost Approach

At current labor and material prices, estimate how much it would take to replace the property with one similar to it. Use this method when there are no sales of comparable properties.

  • Income Approach

For an apartment or office building, estimate how much income the property can produce.

  • Market Approach

Use other comparable properties that have sold recently, determine the most probable sales price of the subject property.

Appeal Procedure

  • First

Try to resolve the problem in a formal meeting with the County Board of Equalization.

  • Second

Next, if not satisfied with the informal meeting, file a formal appeal in writing with the District Court in the county where the property is located.

  • Third

If not satisfied, request a hearing before the Court of Appeals where the property is located.

  • Fourth

If not satisfied, request a hearing before the State Supreme Court. All administrative appeals must be exhausted before making any judicial reviews.

Additional tax classifications

  • Agricultural property tax

Agricultural is Class III and assessed at 80% of assessed value.

  • Commercial property tax

Commercial is Class II and assessed at 100% of assessed value Industrial is Class II and assessed at 100% of assessed value

  • Leased land improvement tax

Development is Class VI and assessed at 100% of assessed value.

  • Personal property tax

Personal property is Class IV and taxed at 100% of assessed value.

Additional tax bills and charges

  • Construction Work in Progress

An occupancy tax is imposed in Idaho in lieu ofpropertyy tax, on all new construction during the construction year . The tax amount is the same as if the structures were on the assessment rolls on January 1, but prorated for portion of the year based on occupancy

  • Corrected bill

When an error is found on the original tax statement or when property owners go before the Board of Review, resulting in tax increases or decreases, a correct bill is issued when the corrections are made. Corrected bills are also issued when levy rates are wrong, the house is on the wrong tax lot and for homeowner exemption.

  • Delinquent taxes

Delinquent balances are applied to subsequent bills. A taxpayer may apply to have late charges, interest and property taxes canceled due to undue hardship or property damaged by a casualty loss event . No notices are sent for delinquent taxes in Michigan.

  • Penalty and Interest charges

14% penalty each year from the delinquency date and penalty continues to accrue daily.

  • Supplemental bills

When an error is found on the original tax statement or when property owners go before the Board of Review, resulting in tax increases or decreases, a corrected bill is issued when the corrections are made oromissionss are found. Supplemental bills are sent to property owner and the bills are due in 30 days.

Current Legislation and Pending Issues

A press release from the Nebraska Department of Revenue explains the new tax credits and the 2007 real property tax statements were mailed in December 2007. There is a total of $105 million available for tax credits. http://pat.ne.gov/newsRelease/pdf/press_release%20_Property_Tax_Credit_2007_tax_statements_12-5-07.pdf


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