Common Questions & Answers

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Why are property taxes assessed too high?
The cataclysmic rise and fall of property values is the answer. If you bought your house in the last five years chances are that you were assessed at the height of the market and have not been properly reassessed down to the current, radically reduced market value.

Why doesn't the county just assess me properly?
The simple answer is the county needs money.  While their responsibility is to assess properly imagine the impact if every property in Charleston county were assessed to it's current market value on county revenues.  Many counties are already upside down.

Can I do this myself?
Sure! But it involves making the appeal, presenting an appraisal, and a convincing argument to the tax magistrate, it may involve a hearing where you must appear before the tax magistrate and can even go as far as a jury trial.

What is the "Millage Rate"?
That is the rate you get taxed at.  If the millage rate in your county is 3% and your property is assessed at $300k, your tax is $9,000/year.

How can I save money?
If your property is assessed at $300k, but the CURRENT market value is $150k your taxes go from $9,000 to $4,500 that's half...in this case, $4,500/year savings.

What if my taxes are escrowed and I do not receive my tax bill?
Call the local assessors office and ask for a copy of your tax bill.

Are counties raising taxes?
YES, across the board, counties are raising the millage rate, the rate at which you are taxed.  That is why ever dollar of assessment means even more.  In the above example, if the county raised your millage rate an additional 1% to 4%. You would have saved an additional $1,500/year.

What if my taxes are escrowed with my mortgage payments?
Very simply, your lender will give you a refund.  In the above example, if you had $9k escrowed for the year you would receive a refund equal to the savings.

What does the near future look like?
Property values all over the country are still declining.

Why are values still going down?
Many reasons; one big reason is that the banks may have as many as one million properties that they have taken back in foreclosure, that have not even been released to the market.  Imagine the impact on property values when that happens.

How can you "Guarantee" to lower my property taxes?
First of all, it is the law that you are properly assessed an it is your legal right to appeal the findings of the tax magistrate.  Second of all, we have a method of determining in advance what your probably savings are.  If we can't help you we will tell you right up front.

Is there anyone you can't help?
Someone who has owned their house for over a decade and had it homesteaded back then. Or just call one of our experts for a free analysis.

Valuation of Property:
What are the methods for determining value?

There are three methods typically used by appraisers to value real property.  These are the Cost Approach, Sales Comparison Approach, and Income Approach.  Not ever method is applicable to every property.

The cost approach is based on the principle of substitution: that a rational, informed purchaser would pay no more than the cost of building an acceptable substitute with similar utility after accounting for land and any depreciation or deterioration.

The sales comparison approach is also based on the principle of substitution:  it uses sales of similar properties as a basis for comparison.  It is rooted in the principal that the are length, negotiated sale price of similar properties, best indicates the market value of the subject property.  Adjustments mst be made for differences in attributes, such as locations, size, quality, condition, special features.

The income approach is based on the anticipated income stream generated by the use of the property and the desired return on investment.  In this approach, the income (net or gross) a property will generate is estimated. Capitalization rates (rate of return) or multipliers are used to predict value.  This approach is used primarily for commercial and rental property.

Appeals of Real Property:
If I disagree with the Assessor's appraisal of my property, how can I appeal?

Under SC law, legal deadlines apply to appealing property values and classification of property.  The deadlines vary based on appraisal activity that may occur during the year.  The Assessor has no authority to waive legal deadlines for filing appeals.  Mail letters of objection to the address shown under the contact information.  The phrase "delivered in writing" (below) does not include electronic communications such as emails, nor does it include facsimiles.  Therefore, e-mails and faxes are not legally acceptable, and their transmission cannot be considered in evaluating compliance with deadlines.

In years in which there is no "notice" of property tax assessment (see question following for what a Notice is), a letter of objection must be "delivered in writing" to the County Assessor on or before January 15th unless that falls on a weekend, in which case the next working day is the deadline.  The deadline is a postmark date, not the received date.  Various delivery services other that the US Postal Service also provide date marks or verification of mailing date similar to postmarks.

In notice of Change of Classification Appraisal and Assessment is sent during the year, appeal rights expire within either 90 days.  The deadline is shown on the notice.  A form to appeal is provided with most notices for convenience, and mailing instructions are included.  If a notice is sent for a reason unrelated to the appeal, then the appeal deadline stated on the notice applies, and the owner must re-appeal within that deadline if they still disagree with the value or classification.

A letter of objection must allow the Assessor's office to identify the property in question, preferably by use of the Parcel ID Number.  Street addresses may be used.  The letter must contain an original signature.  If the signature is not legible, writing the name or the signer below the signature is helpful.  A daytime phone number should be provided.  It is not necessary to provide detailed reasoning for the appeal at the time of the initial letter of objection, but it may assist the appraiser prior to contacting you regarding the letter.  There is a legal process to be followed after the letter is received, and subsequent deadlines apply to those steps.

It is not necessary to send a letter of objection "return receipt requested", but it may provide peace of mind that the letter of objection was received. If a letter is sent return receipt requested, hold onto the returned receipt until contacted by the Assessor's office or until a response is received.

Notice of Change of Classification Appraisal and Assessment
What is a notice of property tax assessment and why would I receive one? Is it my bill?

A notice of property tax assessment is not a property tax bill.  It will clearly state that it is not a property tax bill.  In general, a Notice of Change of Classification Appraisal and Assessment informs the owner of a value change, or of approval, removal or denial of various exemptions or special assessments. Notices relating to value changes are sent primarily the year after a change is made to a property, after an error is discovered, after the property transfers, or there is a countrywide reassessment.  Some of the changes that may trigger a notice are new buildings, new improvements, renovations, additions, subdividing a property, etc.  Other circumstances amy apply that cause a notice to be sent, such as a response to a filed appeal.  Appeal periods are stated on the notice.  Typically, notices begin going out early in the summer for the current tax year and continue to be sent in batches until all filed applications and appeals are handled for the year.  After that manual notices are sent individually.  most notices go out prior to tax bills.  However, since some applications and some appeals are not due until the middle of January following the bill date, notices follow after those applications and appeals are received and handled.  See the question on deadlines that can be found below.

Paying Your Bill on Time
If I have not gotten a response to my appeal or my application for a special assessment or exemption, do I have to pay my bill on the due date?

Yes, bills are due on the due date, which is typically January 15th.  If an appeal or application is pending at the time the bill is due, you must pay your bill and await a refund.  Penalties and interest begin to accrue on the first day to pay without penalty and will not be waived.

Deadlines for Applications and Appeals
What deadlines apply for applications for special assessments and appeals?

Deadlines indicate postmark date, not the received date.  The applications for various special assessments can be found on the Charleston County website.  All the application forms clearly indicate the deadline that applies to that particular exemption or special assessment.  For most applications that application must be filed no later than January 15th unless that date falls on a weekend or holiday.  One application in particular does not have a due date tied to the penalty date.  That is the application for Multiple Lot Ownership Discount.  It is due one or before May 1st.  Please consult the specific application for each deadline.

Appeal deadlines are covered in the section on appeals and vary.  It is not one deadline.

Note that electronic submissions of appeals and/or applications is not allowed, nor are faxed submittals acceptable.  All the applications require an original signature, therefore the original must be sent or delivered.

Filing Applications Early

Many people wait to appeal or file various applications until after tax bills go out (usually in late September or early October).  Many others file applications or appeals right before the end of the calendar year, right before the stated appeal deadline, or right before the last day to pay without penalty. 

Because of the influx of appeals and applications near the end of the year, unavoidable backlogs develop beginning in early October and increase in size as  the year progresses, continuing into the early part of the next year.  Expertise is required in the handling of appeals and the approval or denial of various applications. The appeal process legally has several steps, which take time to complete.  While the Assessor's office makes every effort to process applications an appeals in a timely fashion, filing applications as early in the year as possible help ensure the issuance of a correct initial tax bill. Applications that are filed in the early spring or summer usually result in the initial tax bill going out correctly.  Sending in incomplete applications, applications that do not provide the required proof, and failure to sign applications or appeals all delay processing.

Similarly, if a notice of change is sent, appealing soon after receipt is better than waiting until the last day.  Notices are sent out in large batches, often in the thousands or tens of thousands.  Therefore many people have the same deadlines.

It is not necessary to send application or appeal letters "return receipt requested', but it may provide peace of mind that the letter or application was received.  If a letter or application is sent return receipt requested, hold onto the returned receipt until contacted by the Assessor's office or until a response is received.