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Assessor FAQ
Are the Assessed Values available online?
Yes, the Assessed Values are available online through the Treasurer’s Taxes Online Program. You may also call the Assessor’s office 402-372-6000 or stop in and review the records. All Records are public records.
How is the assessed value determined?
The State of Nebraska requires that we value all residential, (includes farm improvements also), recreational and commercial properties at 100% of market value. The acceptable range is 92% to 100%. State law requires the property be valued according to past sales that have occurred over a 2 year period for residential and recreational and a 3 year period for commercial properties.
Agricultural land is to be valued at 75% of market value. Law requires study of past sales that occurred over a 3 year period for agricultural land. The acceptable range of value is 69% to 75%.
How do I protest my valuation?
First, contact the assessor’s office, they can explain how your property was valued. This also gives the assessor a chance to verify your records for possible errors and answer your valuation-related questions.
You may file an appeal of your valuation with the County Board of Equalization during the dates prescribed on your valuation notice. You may appeal your valuation only, not your tax bill. More detailed information: www.revenue.ne.gov/PAD/infoguide/Real_Property_Valuation_Protest_Info_Guide_2009.pdf
How do I convince the County Board of Equalization that my valuation should be lowered?
Present evidence that the assessor has valued your property above it’s market value or is not equalized with similar properties in the county.
What if I disagree with the County Board’s determination?
You may file an appeal to the Tax Equalization and Review Commission.
How are my taxes calculated?
Tax rates are established as a result of a budgetary process. Each governmental agency provides a budget that will cover the cost of maintaining their respective agency for a fiscal year. The budget requirements are totaled and that amount is divided by the total assessed value of property for that subdivision to establish the tax rate. The tax rate is stated as a percent or amount due for each $100 of assessed value. THE COUNTY ASSESSOR IS NOT RESPONSIBLE FOR ESTABLISHING THE TAX RATE. The assessed value determines your proportion of the requested budgets.
Can I protest my taxes?
No. You can only protest your valuation.
Who establishes a new physical address?
The City establishes the address for properties in the City limits.
The County Assessor’s office establishes the rural physical address (911 address).
Does the Assessor’s office have records of boundary lines?
The Assessor’s office maintains property records that consist of legal descriptions that are displayed with our GIS (Geographic Information System) and the Cadastral Books. Actual boundary lines for properities may require a Surveyor’s assistance.
What kind of improvements should be reported to the Assessor’s Office?
ALL improvements to real property are to be reported to the County Assessor’s office. If the value will be $2,500 or more, it must be reported BEFORE making the improvements to the property. The information statement is provided by the County Assessor’s office.
What is real property?
Real property includes all lots and land, buildings, fixtures and improvements, and mobile homes, which are used for residential, office, commercial, and agricultural purposes. for more detailed information: www.revenue.ne.gov/PAD/infoguide/real_property.pdf
What is taxable personal property?
Personal property is defined as tangible, depreciable income producing property including machinery and equipment, furniture and fixtures. For more detailed information: www.revenue.ne.gov/PAD/infoguide/personal_property.pdf
Who must file a Nebraska personal property return?
* Anyone that owns or holds any taxable, tangible personal property on January 1, 12:01 a.m. of each year.
* Anyone that leases personal property to another person.
* Anyone that leases personal property from another person.
* Anyone that brings personal property into Cuming County between January 1 at 12:01 a.m. and July 1, must list the property for assessment before July 31, unless it can be shown that the personal property was purchased after January 1 or that it was listed for assessment in another jurisdiction.
Who can file for a homestead exemption?
Persons over Age 65; Certain Disabled Individuals; or Certain Disabled Veterans and their Widow(er)s. All Groups must annually file an application or status certification and an income statement with the county assessor after February 1 and on or before June 30.
What is Greenbelt?
Greenbelt is a scenario whereby qualifying agricultural land may be valued without regard to market influences that cause the value to be inflated to an amount exceeding it’s agricultural value. This procedure allows property owners that wish to continue the agri-business nature of their property to do so without the value of their property being inflated by residential or commercial development. If you qualify for greenbelt you must file a form 456 in the Assessor’s Office before August 1st.
