Juneau County
Juneau County, Alaska
155 S. Seward Street
Juneau, Alaska 99801
Tel: 907-586-5240
Fax: 907-586-5385
County Website: Juneau county
Juneau County Property Assessment Adjustment Instructions
- To file an appeal of the Assessor’s valuation of your property you must complete a written appeal form specifying the grounds for the appeal.
- Fill out Petition for Review / Correction of Assessed Value Real Property form https://juneau.org/index.php?gf-download=2022%2F03%2F2022-Appeal-Petition-for-Review-RP.pdf&form-id=22&field-id=11&hash=34c5d2cac6a174f492222a6e4b8d205272deac040768c1a67d44e74651d9f9d7
- The form must be filed within 30 days from the date the assessment notice was mailed. You must also provide evidence supporting your appeal.
- Appeals must be filed within 30 days from the date the assessment notice (white card) was mailed. Real Property assessment notices are mailed in mid-March to mid-April each year. Appeals must be received by the CBJ Assessor’s office, or postmarked, by the “Appeal must be filed by” date shown on the face of the assessment notice.
URLs
Who may appeal the assessed value?
A person whose name appears on the assessment roll as the owner of record or the agent or assigns of that person may appeal to the Board of Equalization for relief from an alleged error in valuation not adjusted by the Assessor to the taxpayer’s satisfaction.
What is the Board of Equalization?
The Board of Equalization (BOE) is comprised of private citizens who have been appointed by the Juneau Assembly to hear valuation appeals brought forward by property owners. The BOE is not associated with the Municipal Assessors Office.
May I appeal my property taxes?
No, appeals may only be made against the value of the property. The percent or amount of change from last year, amount of tax, mill rate, and other matters unrelated to current value cannot be considered.
What is the deadline for filing an appeal?
Appeals must be filed within 30 days from the date the assessment notice (white card) was mailed. Real Property assessment notices are mailed in mid-March to mid-April each year. Appeals must be received by the CBJ Assessor’s office, or postmarked, by the “Appeal must be filed by” date shown on the face of the assessment notice.
Where can I get an Appeal Form?
Appeal Forms may be obtained by contacting the CBJ Assessor’s Office or on our website click here to access appeal forms.
What information must I provide with my appeal?
When submitting an appeal, provide the following:
Parcel number of the property you are appealing;
Specific reasons why you believe the Assessor’s valuation does not reflect the value of the property (the amount of tax, percent of increase, personal hardship, and other matters unrelated to the value, are not sufficient grounds for appeal.);
Comparable sales or other supporting evidence (see the list below); and
Your signature (and agency authorization, if someone else will represent you).
Complete both sides of the appeal form.
By law, “THE APPELLANT BEARS THE BURDEN OF PROOF. The only grounds for adjustment of assessment are proof of unequal, excessive, improper, or under valuation based on facts that are stated in a valid written appeal or proven at the appeal hearing. If a valuation is found to be too low, the Board of Equalization may raise the assessment.” AS 29.45.210.(b)
You must present clear and convincing evidence to support your appeal. All evidence must be provided within 45 days from the date the assessment notice was mailed (30 days to file an appeal plus 15 days to provide all supporting evidence) . The Assessor may agree to extend the time limit to provide evidence under certain circumstances. Contact the assessor’s office regarding any extension request. Appeals without supporting information may be dismissed by the Board.
Why is there a deadline for submitting evidence?
The Assessor is required to be substantially finished with all Real Property appeals by June 1. Evidence supporting the appeal must be submitted in a timely manner In order to timely review each case, make appropriate adjustments to value or have the appeal heard by the Board of Equalization.
What kinds of evidence should I provide for my appeal?
The assessed value is the assessor’s estimate of the price the typical buyer would pay for your property as of January 1 of the assessment year. Buyers and sellers create market value through their activity in the marketplace.
In a residential appeal the best evidence of market value is sale price, the sale price of the subject property and of similar properties.
Commercial properties may require rent rolls, leases and income and expense information.
You may obtain comparable sales information from local realtors, appraisers or at the Assessor’s Office. If possible, select sales of properties that have sold recently, are most similar to your property, and are in your neighborhood or area. For each comparable you use, be sure to include the parcel number and address, as well as date of sale and sale price. Also consider comparable characteristics of the property.
Typical characteristics to consider include:
Land Characteristics
Location (nearby sales are best)
Units of comparison (square footage, acreage, front feet)
Zoning
Desirable features (view, waterfront, good access etc.)
Undesirable features (poor access or soils, steep topography etc.)
Wetlands
Utilities
Building Characteristics
Type of construction (wood, brick, etc.)
Square footage (finished vs. unfinished)
Building condition, quality and age
Number of bedrooms and bathrooms.
Amenities (garage, fireplace, workshop)
Type of property (single family, duplex, warehouse, etc.)
Other Supporting Evidence
Property inspection by an CBJ appraiser
Appraisals prepared by others
Listing information and price
Closing statements for your purchase
Documentation by others concerning problems (engineers, inspectors, etc.)
Contractors itemized estimates for repairs
Income and expense information, if subject is an income property
NOTE: Documents you wish to be considered as evidence should be filed with the assessor within 45 days of the date assessment notices (white cards) were mailed, unless the Assessor agrees to an extension.
What happens after I file my appeal?
Your appeal will be assigned to an appraiser for review. You will be notified of who has been assigned your appeal and how to contact them. You must provide the appraiser with your evidence within 45 days of the date notices (white cards) were mailed. The appraiser may require further information and/or an inspection of your property. If the appraiser finds reason to revise the value you will receive an ‘Appeal Withdrawal Form’ noting the new value. If you do not agree with the outcome of the review (by signing and returning the Appeal Withdrawal Form) your appeal will be sent to the Board of Equalization for hearing. If the appeal is sent to the Board, the appraiser will provide you and the Board with an appeal packet including a copy or your appeal and a summary of the assessor’s position.
When will I have a hearing?
The Assessor office Division will notify you of the location, date, and time of your hearing; approximately two weeks in advance of the hearing date. If you fail to appear, the hearing may proceed in your absence unless the BOE grants a new hearing date.
What can I expect at the hearing?
The hearing is an informal review designed to allow property owners to present their case, however counsel may represent you if you desire. All testimony before the Board of Equalization (BOE) shall be under oath. You and the Assessor’s representative will have the opportunity to give oral testimony and present documentary evidence (See NOTE: below) as to the value of the appealed property. The BOE will then close the hearing and make a decision on the value.
The BOE may lower, raise or uphold the value. A decision by the Board regarding your appeal is only applicable for the tax year in which an appeal is filed. The Assessor is not bound by the Board’s decision in a subsequent assessment period. It is therefore important for you to review your assessment notice each year. If you disagree with your assessment you should contact the Assessor’s Office or file an appeal for that year.
NOTE: Documents you wish to be considered as evidence should be filed with the assessor within 45 days of the date assessment notices (white cards) were mailed, unless the Assessor agrees to an extension.
What if I am not satisfied with the Board of Equalization decision?
The appellant or the Assessor may appeal a final determination of the Board of Equalization to the Superior Court within 30 days of the Boards decision.
Should I wait until after my appeal hearing to pay my taxes?
No, pay your taxes when they are due. Taxes must be paid on or before the due date even if an appeal is pending. Taxes paid after the due date is delinquent and 10% penalty, plus interest and costs are added to the delinquent tax.
When a Board of Equalization appeal is finalized, and if there is a decrease to the assessed value, a refund will be issued for the excess taxes paid, plus interest. Refunds usually take several weeks to process.
If your appeal is resolved and you owe additional tax, the balance, including interest shall be paid within ten days of notice of resolution of the appeal. Failure to make a timely payment for any balance due will result in application of both penalty and interest on the balance.
Here's how to lower your property taxes in Juneau county
Contact the county assessor
Contact the Juneau county tax assessor's office and ask for a review of the property's value. Call Juneau county at 907-586-5240 and ask to be connected to the county assessor. If the assessor determines that your property is worth less than the value on which your taxes are based, your property taxes may be lowered.
Tax exemptions
Start by finding what your tax bill is. Typically you will find your tax bill information on your mortgage statement. Look for tax exemptions or credits that you may be eligible for. Many states and localities offer exemptions or credits for homeowners who meet certain criteria, information such as being over a certain age or having a low income. Juneau county may have these types of exemptions available for homeowners. These exemptions and credits can lower the property tax you owe.
Appeal tax assessment
Appeal the property tax assessment. If you believe that your property's value has been overestimated, you can typically appeal the assessment to your Juneau county tax assessor's office. This is part of the services that your assessor's office provides. You will need to provide evidence to support your claim, such as a recent appraisal or sales data for comparable properties and homes in your area. Usually, you will meet with the Board of Equalization. If your appeal is successful, your property taxes may be lowered.
Challenge the tax rate
Consider challenging the tax rate. In some cases, the amount of property taxes you owe is not based on the value of your property, but on the tax rate set by your local government. If you believe that the tax rate is too high, you can contact your Juneau county government and ask them to consider reducing it.
Property Tax Rules
Stay up-to-date on your property's value and property tax rules. For the purpose of lowering your Juneau county property tax, property value is the assessed property value and not the market property value. Assessed property value is used for taxation purposes while market property value is what a buyer and seller would likely agree on. Typically the assessed value is lower than the market value. Your property's value can change over time due to a variety of factors, such as changes in the local real estate market or improvements you make to your property. To ensure that your property taxes are accurate and fair, it is important to stay informed about your property's value and contact Juneau county local tax assessor's office if you believe there has been a significant change.
Keep in mind that property tax laws and regulations can vary, so it is important to consult with your Juneau county Alaska tax assessor's office for specific information about how to reduce your property taxes.
About Juneau County
Homes in Juneau county have a median home value of $354,621.
Juneau county home values are ranked 2 out of 30 counties in the state of Alaska for median home price. The average median home value in Alaska is $218,470. Yukon-Koyukuk county has the lowest median price at $76,200. Skagway county has the highest median price at $389,885.
Compared to the rest of the United States, Juneau county homes have a median home value that is above the national median value of $130,626 by ~171%.
The median household income in Juneau county is $88,077.
Compared to the state of Alaska and the United States, Juneau county's median household income is higher than the state of Alaska's average median household income of $68,500 and the United States average median household income of $54,172.
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