Phelps County
Phelps County, Nebraska
715 5th Ave
Holdrege, Nebraska 68949
Tel: 308-995-4061
Fax: 308-995-4368
County Website: Phelps county
Assessor Website: Phelps county assessor
Phelps County Property Assessment Adjustment Instructions
- Check and download Form: https://revenue.nebraska.gov/files/doc/pad/forms/422_Property_Valuation_Protest.pdf
- Visit https://phelpsgov.org/webpages/assessor/assessor.html for General Information and Property Search tool
- Determine the fair market value for your property.
- Determine the prevailing assessment level in your district.
- Obtain the assessed valuation of your property.
- Discuss the assessment with your assessor.
- Determine the basis for your formal complaint.
- File a written complaint with your Board of Review during the appropriate time period.
- Present evidence of unfair assessment to the Board of Review at the hearing.
- Appeal the Board of Review’s decision to the State Property Tax Appeal Board (in writing) in the event of an unsatisfactory decision by the Board of Review.
URLs
- https://revenue.nebraska.gov/files/doc/pad/forms/422_Property_Valuation_Protest.pdf
- https://phelpsgov.org/webpages/assessor/assessor.html
The Form 422 when completed, MUST be filed with the County board of Equalization at the office of the County Clerk, in order for it to be accepted.
Here's how to lower your property taxes in Phelps county
Contact the county assessor
Contact the Phelps county tax assessor's office and ask for a review of the property's value. Visit the Phelps county assessor's website to find the phone number to call. 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. Phelps 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 Phelps 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 Phelps 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 Phelps 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 Phelps 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 Phelps county Nebraska tax assessor's office for specific information about how to reduce your property taxes.
About Phelps County
Homes in Phelps county have a median home value of $136,661.
Phelps county home values are ranked 20 out of 93 counties in the state of Nebraska for median home price. The average median home value in Nebraska is $114,681. Richardson county has the lowest median price at $69,628. Sarpy county has the highest median price at $211,209.
Compared to the rest of the United States, Phelps county homes have a median home value that is about the same as the national median value of $130,626 by ~4.6%.
The median household income in Phelps county is $58,105.
Compared to the state of Nebraska and the United States, Phelps county's median household income is higher than the state of Nebraska's average median household income of $55,716 and the United States average median household income of $54,172.
Phelps county's population has decreased from 9,715 in 1990 to 8,968 in 2020, a decrease of -7.7% over that time frame.
For comparison, the state of Nebraska's population has grown from 1,578,417 in 1990 to 1,961,504 in 2020, an increase of 24% over that time frame.
In the United States, the population has grown from 248,790,925 in 1990 to 331,449,281 in 2020, an increase of 33% over that time frame.
Phelps county's population change from 1990 to 2020 is less than the population change for Nebraska and the United States.
Phelps County Nebraska Cities
Atlanta, Bertrand, Funk, Holdrege, Loomis
Phelps County Nebraska Zipcodes
68923 / 68927 / 68940 / 68949 / 68958 /
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