Pass it on…
The Rising Costs of Real Estate Taxes
By Suzanne Andresen
I attended the launch of the Atlanta Chapter of the National Rental Home Council a few months ago and heard a lot about the SFR arena and the current concerns facing the industry. There were a few discussion points that I felt were more pressing than others. Certainly, the concerns about trespass were front and center, as Atlanta seems to have become one of the industry’s hot beds for that activity. Other areas of focus were the escalating insurance fees affecting certain markets, following the many catastrophic weather events we have seen across the country. If you would like to learn more about that topic, consider attending the AmeriCatalyst event in Washington, DC April 18th and 19th — Going to Extremes.
The Rise in Real Estate Taxes
The topic that I was most interested in was centered around real estate taxes. It seems that every year these fees continue to rise. In theory, that should not be the case.
I am an elected official in Maine, and we recently completed the 10-year state required revaluation process for real estate and personal property. We were a few years behind due to COVID and needed all of the 18 months allocated to this task. We followed the state valuation process, hired an appraisal firm, and visited each and every real estate asset in the town. The state mandates that the town can assess a maximum of 5% overlay for items not currently projected as budgetary items. We have specific guidelines in this process where the town is prohibited from overcharging taxes to the residents and remaining within the limitation of the 5% rate as our overlap buffer.
Once we receive the completed analysis with updated determination of current asset valuations, the elected officials then review what the town expects to spend annually to meet the town demand of services provided. As I am sure that all town budgets allocate the highest percentage to the school budget, the remainder of the monies in our town budget are reserved for the other municipal elements necessary to keep the town running like road repairs, first responders, public library, etc.
In theory, as the values rise, the mill rate used to determine the tax bill falls. In the end, your real estate tax bills should remain relatively fixed unless you have altered your property for improvement. The new valuation the town received projected our tax rate to a significantly higher value from the previous assessments, — nearly 60%. Some of the increased value was the 15-year timeframe from the last revaluation.
Additional increased value stemmed from an anomaly yet to have been experienced in the past following the frenzied acquisition appetite and fall out of COVID relocation — work from home scenarios. As a licensed real estate designated broker, I was surprised that this atmosphere trickled into Maine and was sustainable for more than two years. We are not mainstream America by any means.
COVID Relocation Practices
In watching real estate transactions, I learned that local residential mortgage requirements actually added in new COVID relocation practices, requesting remote employees purchasing homes in a new location to receive written approval from their employer, confirming that the employee’s job was indeed an approved offsite employment contract. We have seen companies require employees to return to the brick-and-mortar office buildings for onsite duties. Some have adopted a varied schedule or went completely to a 5-day work week in the office.
The fear for the mortgage holder was that once the employer realized the employee had moved, perhaps their job would be in jeopardy for this new relocation destination when the return to the office policy would be reinstated, creating an uptick in foreclosed properties.
Let’s look at the effects relocation has had on rental real estate. My brother recently moved from New York to South Carolina. He is recently divorced and decided to put his assets in a trust for his children. When he purchased his house, the taxes were estimated at $8,300 annually. After the closing documents and deed were recorded, the county billed the taxes for the new year at $25,830 under the assumption this was now a rental property due to the trust name on the deed.
What factors from the county contribute to over a 300%+ markup on real estate taxes? It is not like rental properties have added families with nine school aged children and feel it is justified in this tax allocation. If we review the 5% overlay state limitation in tax allocations in Maine, this would not be an allowable assessment. There is an ever-increasing need for housing and rental properties, which will make it nearly impossible to forecast the demand.
Municipalities should not be able to have fluctuating tax rates as part of the real estate property town revenues. We would not be able to meet the overlay stipulation with this assessment practice. As a landlord, rental fees include the monthly real estate tax as a pass through to the tenant, in all markets. Ultimately, the state’s assessment practices are the cause for rental properties becoming out of reach for certain tenants.
The investors are constantly held accountable for gobbling up the available assets across the country, in front of first-time home buyers. There is a significant, purposeful rental engagement with many younger tenants. They are attracted to the flexibility of living wherever and whenever they want. Additionally, the population transitioning to the retirement aged scenarios have also decided they prefer renting vs owning. They have moved closer to their grandchildren and want the flexibility to pursue different locations and lifestyles, on a more flexible basis.
We need to stop the perpetual demonization of real estate investors. They are providing valuable housing services to towns and communities across the country.
