Chief Appraiser: Tony Belinoski, RPA - PowerPoint Presentation

Slide1

Chief Appraiser:Tony Belinoski, RPA

Montgomery CentralAppraisal District

Slide2

CONTACT INFO109 GLADSTELLCONROE, TX

936-756-3354WEBSITE: MCAD-TX.ORG

Slide3

CREATION OF APPRAISAL DISTRICTS1978 VOTERS PASSED “THE PROPERTY TAX RELIEF AMENDMENT”

(PEVETO BILL)CREATED APPRAISAL DISTRICTS AND THE PROPERTY TAX SYSTEMPRIOR TO THIS EACH TAXING UNIT APPRAISED SEPARATELYVALUES VARIED GREATLY FROM TAXING UNIT TO TAXING UNIT

Slide4

PRIMARY DUTIES OF APPRAISAL DISTRICTSAPPRAISE ALL PROPERTIES AS OF JANUARY 1ST OF EACH TAX YEAR AT MARKET VALUE.

MASS APPRAISAL: APPRAISE A LOT OF PROPERTIES WITH A LITTLE BIT OF DATA.ADMINISTER EXEMPTIONSUNSPOKEN DUTY:EDUCATION OF THE PUBLIC AND TAXING UNITS

Slide5

MARKET VALUE‘‘Market value’’ means the price at which a property would transfer for cash or its equivalent under prevailing market conditions if:(A) exposed for sale in the open market with a reasonable time for the seller to find a purchaser;

(B) both the seller and the purchaser know of all the uses and purposes to which the property is adapted and for which it is capable of being used and of the enforceable restrictions on its use; and(C) both the seller and purchaser seek to maximize their gains and neither is in a position to take advantage of the exigencies of the other.

Slide6

“Market Values” are usually represented by:Individual transactionsSales prices of these transactions

MARKET VALUE

Slide7

TEXAS IS

NOT A FULL DISCLOSURE STATE

Slide8

3 PARTS TO THE TEXAS PROPERTY TAX SYSTEM

Slide9

3 PARTS TO THE TEXAS PROPERTY TAX SYSTEMLEGISLATURE

WRITES TEXAS PROPERTY TAX CODECREATES EXEMPTIONSAUTHORIZED BY TAX PAYERS THROUGH CONSTITUTIONAL AMENDMENTSGIVES OTHER STATE AGENCIES AUTHORITY

Slide10

3 PARTS TO THE TEXAS PROPERTY TAX SYSTEMAPPRAISAL DISTRICTSAPPRAISE AT MARKET VALUE

ADMINISTER EXEMPTIONS

Slide11

3 PARTS TO THE TEXAS PROPERTY TAX SYSTEMLOCAL TAXING UNITSSET TAX RATES

DETERMINE LOCAL EXEMPTION AMOUNTSOPTIONAL HOMESTEADOVERAGE EXEMPTION AND DISABLED PERSONS

Slide12

3 PARTS TO THE TEXAS PROPERTY TAX SYSTEMSTATE COMPTROLLER

PROPERTY VALUE STUDYTEST APPRAISAL DISTRICTS PERFORMANCEMUST BE WITHIN 95% TO 105% OF MARKET VALUEIF NOT WITHIN THIS LEVEL, SCHOOL DISTRICT FUNDING IS NEGATIVELY AFFECTEDMETHODS AND PROCEDURAL STANDARDS REVIEW (M.A.P.)REVIEWS ALL OPERATIONS OF THE APPRAISAL DISTRICT.POLICY AND PROCEDURES

Slide13

MISCONCEPTIONS

“I’M HERE TO PROTEST MY TAXES”PROTEST VALUE, NOT TAXESWE ARE ONE OF THE ONLY GOVERNMENTAL ENTITIES THAT INVITES THE PUBLIC TO COME AND DISCUSS THE PRODUCT WE PRODUCE.

Slide14

MISCONCEPTIONS

APPRAISAL DISTRICT RAISES VALUES BECAUSE TAXING UNITS NEED MORE MONEYWE TRY OUR BEST TO FOLLOW THE MARKET UP OR DOWNTAXING UNITS CONTROL TAX DOLLARS BY SETTING TAX RATES

Slide15

MISCONCEPTIONSAPPRAISAL DISTRICT CANNOT RAISE VALUE MORE THAN 10% IN 1 YEAR

MARKET VALUE CAN INCREASE AT ANY LEVEL NECESSARYIF HOMESTEAD IS IN PLACE FOR PRIOR YEARASSESSED VALUE (TAXABLE PORTION BEFORE EXEMPTIONS) INCREASES ARE CAPPED AT 10%EXAMPLE:MARKET VALUE: $100,000 TO $200,000ASSESSED VALUE: $100,000 TO $110,000

Slide16

CONFUSIONEXEMPTIONS FROM PREVIOUS OWNERMOST EXEMPTIONS ARE BASED ON JANUARY 1ST

PURCHASE DURING THE YEAREXEMPTIONS RESET ON JANUARY 1STLOSE HOMESTEAD CAP PROTECTIONNEW OWNERS ASSESSED VALUE WILL EQUAL MARKET VALUELOSE PREVIOUS OWNERS FREEZE CEILINGS

Slide17

CONFUSIONOVERAGE (OVER 65) OR DISABILITY FREEZEDOES NOT FREEZE VALUESETS A CEILING ON THOSE TAXING UNITS THAT OFFER A FREEZE

(COUNTY, SCHOOLS, JUNIOR COLLEGE, SOME CITIES)TAXES PAID TO THOSE TAXING UNITS MAY NOT GO ABOVE THE AMOUNT OF TAXES PAID THE YEAR QUALIFIED.QUALIFIED: THE FIRST YEAR OWNER TURNS SIXTY-FIVE AND HOME QUALIFIES FOR THEIR HOMESTEAD EXEMPTION.UNLESS ADD NEW VALUENEW POOL, ADDITIONS, EXTRA LAND, ETC.

Slide18

CONFUSIONESCROWING FOR PROPERTY TAXESBASE ESCROW ON PURCHASE PRICE.USING PREVIOUS YEARS VALUE CAN CAUSE PROBLEMS FOR NEW OWNERS

EXAMPLES:VACANT LOTEXEMPTION CHANGESHOMESTEAD CAP RESETOVERAGE/ DISABLED PERSONS (VETERANS, ETC.) EXEMPTION REMOVALLOSS OF FREEZE LIMITATIONBUILDER/DEVELOPER INVENTORYAPPRAISAL DISTRICT SEES THIS REPEATEDLY WITH FIRST TIME HOMEBUYERS.

Slide19

CONFUSIONLOCATION, LOCATION, LOCATIONMCAD IS GOING TO UTILIZE COMPARABLES AS CLOSE TO SUBJECT AS POSSIBLEWHEN THERE ARE COMPARABLES IN SUBJECT’S CLOSE PROXIMITY, WE ARE NOT GOING TO LOOK 2 MILES AWAY

COMPARABLES MUST BE ADJUSTED

Slide20

CONFUSIONDEADLINESPROTEST DEADLINE IS MAY 15TH

OR 30 DAYS FROM NOTICE DATE WHICHEVER IS LATER.

Slide21

WHAT’S COMINGMORE HELPFUL INFO ON THE WEBSITE

Slide22

Presents:

Appeals (Protest) Process OverviewMontgomery CentralAppraisal

District

Slide23

What Can I Protest?

§ 41.41. Right of ProtestA property owner is entitled to protest before the appraisal review board .The following actions:(1) determination of the appraised value of the owner’s property or, in the case of land appraised as provided by Subchapter C, D, E, or H, Chapter 23, determination of its appraised or market value;(2) unequal appraisal of the owner’s property;(3) inclusion of the owner’s property on the appraisal records;(4) denial to the property owner in whole or in part of a partial exemption;(5) determination that the owner’s land does not qualify for appraisal as provided by Subchapter C, D, E, or H, Chapter 23;(6) identification of the taxing units in which the owner’s property is taxable in the case of the appraisal district’s appraisal roll;(7) determination that the property owner is the owner of property;(8) a determination that a change in use of land appraised under Subchapter C, D, E, or H, Chapter 23, has occurred; or(9) any other action of the chief appraiser, appraisal district, or appraisal review board that applies to and adversely affects the property owner.

Slide24

Notice of Appraised Value

§ 25.19. Notice of Appraised Value(a) By April 1 or as soon thereafter as practicable if the property is a single family residence that qualifies for an exemption under Section 11.13, or by May 1 or as soon thereafter as practicable in connection with any other property, the chief appraiser shall deliver a clear and understandable written notice to a property owner of the appraised value of the property owner’s property if: (1) the appraised value of the property is greater than it was in the preceding year; (2) the appraised value of the property is greater than the value rendered by the property owner; or (3) the property was not on the appraisal roll in the preceding year.Based on these requirements not all properties will receive a notice of appraised value each year.

Slide25

Filing a ProtestA protest must be filed by May 15

th, or no later than 30 days from the date of your Notice of Appraised Value, whichever is later. (The protest deadline will be indicated on your Notice of Appraised Value.) For properties that do not receive a notice of appraised value, the protest deadline is May 15th. It is IMPERATIVE to file the protest on time. Protests to the ARB must be written and it must also bear a U.S. Post Office cancellation mark by midnight of your protest deadline indicated on your appraisal notice. If you deliver your protest in person, you must have it in our office before the office closes at 5:00 p.m. on the date of your protest deadline indicated on your appraisal notice. If you fail to file a protest on time, your options are limited.

Slide26

Filing a ProtestSome property owners may be able to file their protest online. The properties included in this select group will have an online protest I.D. included on the notice of appraised value. The process for filing an online appeal is covered in the Online Appeals Process Overview on the appraisal districts website.

A protest form will be included with your notice of appraised value. The Appraisal District also has forms for protesting or you can download a protest form from the appraisal district website at www.mcad-tx.org. An official form is not necessary. Any written notice of protest will be acceptable as long as it identifies the owner, the property that is the subject of the protest and indicates the reason for the protest. Please identify the property in question (property address/account number); state the nature of the protest and it is helpful to attach any applicable documentation that you would like for us to review.We encourage all property owners to file their protest in advance of the deadlines set forth.

Slide27

Informal Review ProcessThe following information is to assist you in reviewing your appraisal informally.

About the appraisal - The appraiser is required to appraise property at market value as of January1st each year. The appraiser has applied generally accepted mass appraisal methods and techniques based upon the individual characteristics that affect the market value of your property.

Slide28

Informal Review ProcessThe following information is to assist you in reviewing your appraisal informally.

After informally reviewing the property appraisal, the appraiser can choose one of two actions:Change the appraised value based on a review of all information.Make no change to the original appraisal.

Slide29

Informal Review ProcessThe following information is to assist you in reviewing your appraisal informally.

After your informal property review and receiving the appraiser’s action on the review, you may choose one of two options:Agree with the decision (changed or unchanged) the appraiser made concerning the appraised value and sign a Settlement and Waiver Agreement. This agreement is final and binding and will officially close the protest for that tax year.Disagree with the decision the appraiser made and attend a hearing with the Appraisal Review Board.

Slide30

What should I provide?All property owners are encouraged to provide all information they feel will help the appraiser in establishing a fair market value for their property. The following are some examples of information that may help the appraiser during their review.

Slide31

What should I provide?Real Property -

Information such as settlement statements, closing papers, sale or purchase contracts, comparable sales of like properties, appraisals, recent engineer’s reports or professional cost to cure estimates, income and expense statements, agricultural history documentation, wildlife management plan, photographs of property, recorded warranty deed documentation or, a survey plat is helpful in determining your property’s appraisal valuation.

Slide32

What should I provide?Business Personal Property

– Please provide evidence regarding your business such as an asset listing with cost and year acquired, IRS forms such as depreciation schedule, balance sheets with inventory information, income and expense statements. These types of evidence will be helpful in determining the market value of your property.

Slide33

What should I provide?It should be understood that the previous examples are not all inclusive. Any information the property owner feels is pertinent will be reviewed by the appraiser.

Slide34

The Appraisal Review BoardThe ARB is an independent board of citizens that hears property owner protests. It has the authority to make changes to the appraisal roll on any protest brought before it, if it feels the evidence you provide for your opinion of value outweighs the evidence the District provides. If you file a written request for an ARB hearing (called a notice of protest) before the deadline indicated on your notice, your case will be scheduled for a hearing.

Slide35

The Appraisal Review BoardOnce the written protest is received, a hearing is scheduled by the ARB. At least 15 days before the scheduled date of your hearing, the Appraisal Review Board will send you a notice of the appointment stating the date, time and location of your hearing. The Appraisal Review Board will also send you a copy of the Property Taxpayer Remedies (a publication of the State Comptroller’s Office) as required by law, and a copy of the ARB hearing procedures, if requested.

Slide36

Methods of Presentation to the ARBIt is important that you be on time for your hearing. You can be represented at your hearing in one of three ways:

You may appear in person or by telephone.If appearing by telephone an affidavit must be on file prior to the hearing.The owner is required to call into the Appraisal Review BoardMust be indicated on the protest that the owner request a phone hearing or notify the District 10 days prior to the original scheduled hearing.You may authorize someone else in writing to appear on your behalf (such as a spouse, family member, or friend). To authorize someone who is paid for representing you, you must use a special Appointment of Agent form. The form must be on file prior to your scheduled ARB hearing.Affidavit: You may file your evidence in the form of an affidavit. The affidavit and all supporting documents must be received by the ARB before the scheduled hearing time. The affidavit must be signed before a Notary Public stating that you swear or affirm that the information it contains is true and correct. Identify in the affidavit: the property owner’s name, address, account number, property description, opinion of value, and the date and time of the hearing.

Slide37

Formal ARB HearingIf you are not able to settle informally with a district appraiser your file will be prepared by the appraiser for the formal ARB hearing. Once the file is prepared, it will be placed in line for you to be heard by the ARB.

Slide38

After a Formal ARB HearingOnce the ARB has made its final motion concerning your property, the hearing is concluded. An ARB Motion of Final Order will be mailed to you via certified mail. If you would like to pursue your appeal further you have three options,

Binding arbitrationFiling suit with the District Court of Montgomery County. State Office of Administrative HearingsThese options are explained in more detail in the ARB Motion of Final Order.

Slide39

Slide40

Appeals (Protest) Process OverviewThe Montgomery Central Appraisal District strives to keep the public informed of the latest information about the informal and formal procedures to protest your notice of appraisal.

YOUR PROPERTY VALUE IS IMPORTANT TO US. We hope the information provided here has helped with your understanding of the appeals process. If you have any questions feel free to contact our office at any time.

Slide41

Presents:

Residential ValuationMontgomery CentralAppraisal

District

Slide42

Residential ValuationMass Appraisal ProcessRatio StudyStatistical Measures

Market AreasNeighborhoodsMethods Demonstration

Slide43

Mass AppraisalThere are approximately 195,000 residential accounts in Montgomery County

Slide44

Ratio StudyAppraised Value / Market Value‘‘Market value’’ means the price at which a property would transfer for cash or its equivalent under prevailing market conditions if:

(A) exposed for sale in the open market with a reasonable time for the seller to find a purchaser;(B) both the seller and the purchaser know of all the uses and purposes to which the property is adapted and for which it is capable of being used and of the enforceable restrictions on its use; and(C) both the seller and purchaser seek to maximize their gains and neither is in a position to take advantage of the exigencies of the other.

Slide45

“Market Values” are usually represented by:Individual transactionsSales prices of these transactions“Ratios” are appraisal-to-sale ratio$100,000 ÷ $105,000 = 95%Appraisal District Value Sales Price Ratio

Ratio StudyAppraised Value / Market Value

Slide46

Ratio StudyAppraisal Districts are expected, by state law, to achieve a MEDIAN ratio level of

100%

Slide47

Ratio Study

PTAD collects data from appraisal districts to perform the bi-annual Property Value Study.The results from these studies can be found at the Comptroller’s website:www.window.state.tx.us

Slide48

Market Areas

Slide49

Market AreasAccurate identification of market areas is a vital component in the development and utilization of an efficient and accurate mass appraisal system. A variety of forces influence property values. It is the appraiser’s responsibility to identify groups of property that experience similar influences and define them as market areas. In Montgomery County market areas are delineated primarily on school district boundary lines. That being said, school districts may be parsed into smaller market areas based on influencing factors. One such example is the Woodlands. Although the Woodlands is in Conroe ISD it is delineated into its own market area.

Slide50

Neighborhoods

Each color represents a separate neighborhood

Slide51

NeighborhoodsWithin market areas properties are further delineated into neighborhoods. Research on value influences in Montgomery County have resulted in neighborhood delineation by geographic location, age or quality of a structure, by various builders or model types, or other major influencing factors.

Appraisers assign numerical descriptors known as neighborhood codes to all properties within identified areas of similar value influences. A subdivision may contain various neighborhood codes as a result of the varying identified value influences. The assigning of neighborhood codes allows appraisers to efficiently and uniformly appraise all property in the defined group by the available known sales information.

Slide52

Statistical MeasuresTwo most common statistical measures used to test appraisal level and uniformityMedianThe midpoint, or middle ratio, when the ratios are arrayed in an ascending or descending order.

Arranges the ratios into two equal groups, so half of the array is higher than the median while the other half is below the median.

Slide53

Statistical MeasuresMedian

ACCT

App Ratio

1

91.93%

Below Median

2

92.62%

3

92.84%

Median

4

93.56%

Above Median

5

93.80%

Slide54

Valuation DemonstrationTexas is one of a few “non-disclosure” states which means that property transaction sale prices are not available to the public. Due to this, the appraisal district may only rely on sale information provided from owners who respond to sale questionnaires sent by the district, or other forms of sale information willingly provided by owners, realtors, or brokers.

TEXAS

Kansas

New Mexico

Wyoming

Utah

Slide55

Valuation DemonstrationWhere does the District get property sales prices?SellersPurchasersReal Estate Agents & Brokers

Sales QuestionnairesAny Other Reliable Source

Slide56

Valuation DemonstrationAs illustrated, information for five known sales was found for neighborhood code Examp#1.

ACCT

NBHD

NBH%

Living Area

Yr Built

Class

Land

Imp

Appraised

Value

CLSDTE

SP

1

Examp#1

150

2468

1999

6-

$33,660

$174,100

$207,760

2/5/10

$226,000

2

Examp#1

150

2297

1999

6-

$32,250

$193,810

$226,060

4/15/10

$241,000

3

Examp#1

150

2616

1999

6-

$31,140

$206,930

$238,070

4/21/10

$257,050

4

Examp#1

150

2381

1999

6-

$32,360

$179,320

$211,680

4/29/10

$228,000

5

Examp#1

150

2366

1999

6-

$32,570

$179,820

$212,390

11/30/10

$227,000

 

 

 

 

 

 

 

 

 

 

 

Slide57

Valuation DemonstrationThe Montgomery Central Appraisal District weighs the number of confirmed sales prices against the total number of improved residential properties in a given neighborhood. If the number of sales is a fairly small percentage of the total number of improved properties the District may decide that there is not enough information to determine whether all properties in that neighborhood should be adjusted.

ACCT

NBHD

NBH%

Living Area

Yr Built

Class

Land

Imp

Appraised

Value

CLSDTE

SP

1

Examp#1

150

2468

1999

6-

$33,660

$174,100

$207,760

2/5/10

$226,000

2

Examp#1

150

2297

1999

6-

$32,250

$193,810

$226,060

4/15/10

$241,000

3

Examp#1

150

2616

1999

6-

$31,140

$206,930

$238,070

4/21/10

$257,050

4

Examp#1

150

2381

1999

6-

$32,360

$179,320

$211,680

4/29/10

$228,000

5

Examp#1

150

2366

1999

6-

$32,570

$179,820

$212,390

11/30/10

$227,000

 

 

 

 

 

 

 

 

 

 

 

Slide58

Valuation DemonstrationIf that neighborhood is one in which the District receives very few sales then the District may adjust values on a very small percentage of sales.

ACCT

NBHD

NBH%

Living Area

Yr Built

Class

Land

Imp

Appraised

Value

CLSDTE

SP

1

Examp#1

150

2468

1999

6-

$33,660

$174,100

$207,760

2/5/10

$226,000

2

Examp#1

150

2297

1999

6-

$32,250

$193,810

$226,060

4/15/10

$241,000

3

Examp#1

150

2616

1999

6-

$31,140

$206,930

$238,070

4/21/10

$257,050

4

Examp#1

150

2381

1999

6-

$32,360

$179,320

$211,680

4/29/10

$228,000

5

Examp#1

150

2366

1999

6-

$32,570

$179,820

$212,390

11/30/10

$227,000

 

 

 

 

 

 

 

 

 

 

 

Slide59

Valuation DemonstrationOnce the available sale and property information is displayed, an appraiser may begin mass appraisal through a process of applying market modifiers to the properties in each defined neighborhood code. Market modifiers are also referred to as neighborhood factors. Factors are used to trend the components of a property’s improvement value up or down as a result of the sales provided.

ACCT

NBHD

NBH%

Living Area

Yr Built

Class

Land

Imp

Appraised

Value

CLSDTE

SP

1

Examp#1

150

2468

1999

6-

$33,660

$174,100

$207,760

2/5/10

$226,000

2

Examp#1

150

2297

1999

6-

$32,250

$193,810

$226,060

4/15/10

$241,000

3

Examp#1

150

2616

1999

6-

$31,140

$206,930

$238,070

4/21/10

$257,050

4

Examp#1

150

2381

1999

6-

$32,360

$179,320

$211,680

4/29/10

$228,000

5

Examp#1

150

2366

1999

6-

$32,570

$179,820

$212,390

11/30/10

$227,000

 

 

 

 

 

 

 

 

 

 

 

Slide60

Valuation DemonstrationA property record card illustrates how improvement components, as identified through prior property inspection, make up the total improvement value. The neighborhood factor is the final valuation step used each year to modify the improvement value up or down so that when added to the land value, a final value is calculated that produces an acceptable appraisal to sale ratio as previously described.

Slide61

Valuation Demonstration

Improvement Components

Neighborhood Factor

Slide62

Valuation DemonstrationThis example shows that the prior year neighborhood factor of 150 is producing appraised values lower than the known sale prices. The ratio column is indicating the majority of the sales ratios are below the state required level. Further confirmation is provided by the median ratio of 92.84.

ACCT

NBHD

NBH%

Living Area

Yr Built

Class

Land

Imp

Appraised

Value

CLSDTE

SP

Appraisal Ratio

1

Examp#1

150

2468

1999

6-

$33,660

$174,100

$207,760

2/5/10

$226,000

91.93%

2

Examp#1

150

2297

1999

6-

$32,250

$193,810

$226,060

4/15/10

$241,000

93.80%

3

Examp#1

150

2616

1999

6-

$31,140

$206,930

$238,070

4/21/10

$257,050

92.62%

4

Examp#1

150

2381

1999

6-

$32,360

$179,320

$211,680

4/29/10

$228,000

92.84%

5

Examp#1

150

2366

1999

6-

$32,570

$179,820

$212,390

11/30/10

$227,000

93.56%

 

Examp#1

 

 

 

 

 

 

 

 

Median

92.84%

Slide63

Valuation DemonstrationAn appraiser will begin to adjust the new neighborhood factor to bring the median ratio up closer to the state required level. In this case, a new neighborhood factor of 162 produces an acceptable median ratio of 99.13.

NBHD

IMP ADJ %

YR BLT

IMP SF

CLS

Land

Imp

Appraised Value

CLSDTE

SP

App Ratio

Examp#1

162

1999

2468

6-

$33,660

$188,040

$221,700

2/5/10

$226,000

98.10%

Examp#1

162

1999

2297

6-

$32,250

$208,690

$240,940

4/15/10

$241,000

99.98%

Examp#1

162

1999

2616

6-

$31,140

$222,880

$254,020

4/21/10

$257,050

98.82%

Examp#1

162

1999

2381

6-

$32,360

$193,660

$226,020

4/29/10

$228,000

99.13%

Examp#1

162

1999

2366

6-

$32,570

$194,230

$226,800

11/30/10

$227,000

99.91%

Examp#1

 

 

 

 

 

 

 

 

Median

99.13%

Slide64

Valuation DemonstrationThe Appraisal District is responsible for appraising properties at market value as of January 1st of each tax year. To accomplish this task the District collects sales information from transactions that occurred during the twelve months preceding the appraisal date. It has been the District’s policy for many years to consider foreclosure or distressed transactions. These transactions are analyzed to determine if they are representative of, or affecting the market in, each neighborhood. This process is repeated annually for approximately 3,000 neighborhood codes to reflect the changing real estate market and value for approximately 195,000 residential properties in the county.

Slide65

We hope this presentation provided a better understanding of the process used to value residential properties by explaining the following important elements: Mass appraisal…..Ratio studies….Statistical measures….Market areas….and Neighborhoods. A demonstration of a tool utilized during valuation was also provided to further illustrate how the State required accuracy and uniformity is achieved. Thank you for your interest in the appraisal process.

Slide66

Montgomery Central

Appraisal District