Frequently Asked Questions
Appraisal & Value
How can my property value keep going up every year?State law requires appraisal districts to appraise all taxable property based on its market value as of January 1st each year. For residential property, market value is primarily determined by sales prices of comparable homes. Buyers and sellers determine the sale price of a property; the appraisal district measures the impact of those sales, and adjusts their appraisals accordingly. If homes are selling for more, appraisals will go up and if they are selling for less, appraisals will go down.
What is market value, and how do you arrive at it?
Market value is the most probable price a property would sell for on the open market. The appraisal district uses sales, income, and building cost information from various sources, and then applies that information to fit a property's specific characteristics. For residential properties, the market (sales) approach is most often used.
How often do you reappraise my property?
The Ector County Appraisal District uses an annual reappraisal cycle, which means that your property is appraised each year. Your property is inspected and compared to similar properties that have sold recently to determine the market value of your property.
Has anyone actually looked at my property?
Yes, field appraisers drive by and inspect each property in their area every year.
I haven't made any improvements to my property, why did the value increase?
Every year the appraisal district looks at residential sales all over Ector County. Sales are then grouped into classes of homes (based primarily on type, style, and quality of construction) and into neighborhoods. By doing this, your home is compared only to homes similar to yours and located in fairly close proximity. Even if you did nothing to improve your property, if similar homes in your area are selling for more than their appraised value, then all comparable homes go up accordingly.
Why is IMPROVEMENT shown on my notice when I haven't made any?
The Texas Property Tax Code defines "Improvement" as a building, structure, fixture, or fence erected on or affixed to land. It is considered an improvement to the land. Houses, barns, garages, etc are all improvements to the land.
My house is 40 years old. Is that taken into consideration?
Yes. Age, size, condition, and quality of construction are all factors in the valuation of your property.
Is my home ever depreciated?
Yes, the appraisal district applies a depreciation based on age and condition of the property, but increases in the market value may be more than the amount of depreciation applied.
What if I own a mobile home, but not the land?
You will only be responsible for taxes on the value of the mobile home. You may also apply for a homestead exemption on the mobile home if it is your principal residence.
How can my land value go up?
State law directs that land and improvements (structures) be valued and listed separately in appraisal records. When sales indicate that values are increasing more in a particular area or neighborhood than for similar properties in other areas, the appraisal district will make an adjustment in the land portion of the property to reflect the sales price differences in those neighborhoods.
What is an Appraisal Review Board?
An Appraisal Review Board (ARB) is a group of local citizens authorized to resolve value differences between property owners and the appraisal district. Members are appointed by the appraisal district's Board of Directors. The ARB listens to evidence presented by both sides, and then determines the appraisal value for the current year. Hearings generally begin around the second week of June and must be completed by July 20th.
My neighbor's house is just like mine, so why is my appraisal higher?
There are several reasons your appraisal might be higher. Residential properties are appraised on a per-square-foot basis. So, your home might be slightly larger, which would result in a higher value. Also taken into consideration are other factors such as age, condition, and quality of construction, as well as other structures located on the property. Additionally, your neighbor may have an exemption of which you are not entitled, and that would lower their taxable value. For example, your neighbor may be over 65 years of age.
I think my property would sell for the listed appraised value, but my estimated taxes are too high. What can I do?
Local taxing units decide how much money they must spend to provide the public services we all need and use. Property tax rates are set according to taxing unit budgets. After final values are established, each taxing unit adopts a tax rate, based on the total taxable value within its jurisdiction, which will raise the needed funds. The taxing entities will each hold public hearings when adopting tax rates, usually in September. Notices of the date and time of the hearings are published in the Odessa American. The public is invited to attend and let their voices be heard.
Exemptions
What is a residential homestead exemption?The general homestead exemption is provided by state law for owner-occupied residential properties. The exemption deducts a portion of your value from taxation, which reduces your tax liability on your principal residence.
How do I qualify for the residential homestead exemption?
In order to qualify for this exemption, you must have owned and occupied the property as of January 1st of that tax year. This property must also be your principal residence and you may not claim another homestead on other property. To prove principal residency, you must provide a Texas Driver's License or a Texas Identification Card with the same mailing address as the location of the property on which the homestead is being requested.
How many acres can I claim as my homestead?
State law allows you to claim that portion of your land that you maintain for residential purposes, but this amount may not exceed 20 acres.
Do I need to reapply for my homestead exemption every year?
No, applications are necessary only when the chief appraiser requests a new one, or you move to a new residence.
Where and when do I apply for my homestead exemption?
You may apply at the Ector County Appraisal District between January 1st and April 30th of the tax year. You may file for a late homestead exemption up to one year after the date which the taxes become delinquent. Contact our office for more information.
Can I claim a homestead exemption on a mobile home if I do not own the land?
Yes. In addition to the ID requirements above, you will need to furnish a copy of the Statement of Ownership and Location (your title) which lists you as owner of the mobile home.
Am I eligible for additional exemptions when I turn 65?
If you are age 65 or older, your residential homestead exemption will qualify for additional exemption deductions. You will also receive a tax ceiling which limits the amount of your school taxes. You may file for the Over 65 exemption up to one year from the date you turned 65. If you are already receiving the homestead exemption, and the appraisal district records include your birth date, the Over 65 exemption will be automatically applied for the year you qualify.
I am a homeowner with disabilities. May I receive any property tax benefits?
A person with a disability may qualify for exemptions if (1) you can't engage in gainful work because of physical or mental disability or (2) you are 55 years old and blind and can't engage in your previous work because of your blindness. If you receive disability benefits under the Federal Old Age, Survivors, and Disability Insurance Program through the Social Security Administration or the Teacher Retirement System of Texas, you should qualify. Disability benefits from any other program do not automatically qualify.
I am a surviving spouse. Am I eligible for any exemption benefits?
If you are 55 years or older you may continue to receive the same exemption benefits that your spouse received. If a homeowner who has been receiving the tax ceiling on school taxes dies, the ceiling transfers to the surviving spouse, if the survivor is 55 or older and has ownership in the home. The survivor must apply to the appraisal district for the tax ceiling to transfer.
I am a disabled veteran. Am I entitled to any property tax deductions?
You may qualify for a property tax deduction if you are either (1) a veteran who was disabled while serving with the U.S. armed forces or (2) the surviving spouse or child (under 18 years of age or unmarried) of a disabled veteran. You must be a Texas resident and must provide documentation from the Veteran's Administration reflecting the percentage of the service-connected disability. The disability rating must be at least 10%.