Preparing for a Hearing
Typical City of Minneapolis Local Board of Appeal and Equalization (LBAE) Hearing Agenda
1. The deputy assessor provides information on each property and comparable properties sold in the area.
2. The applicant explains to the LBAE why they believe their property value is too high. The applicant presents comparable sold properties, appraiser evaluations, or other market data to prove their case.
3. The LBAE takes the case under consideration and makes a recommendation to City Council for final approval.
4. The City of Minneapolis Clerk's Office notifies each applicant of the LBAE's decision by the end of May.
What to Bring to the Hearing
To appeal the value of your property you may show:
- Current market data on similar properties sold for a lower price, or
- An appraisal of your property (prepared by a certified appraiser)
If the property is income producing (duplex, triplex, apartment, commercial, etc.), submit an Income and Expense Statement and a current rent roll with the application. Include any additional documents you feel are relevant to your case.
Factors the LBAE Cannot Consider
By state law, the LBAE cannot lower values due to the following factors:
- The applicant does not have enough money to pay taxes, is living on a fixed income, or has health problems.
- The applicant’s taxes are higher than their neighbors.
- The applicant wants their taxes reduced.
LBAE Evaluation Process
By state law, the LBAE has the responsibility to determine a property's fair market value. Fair market value is defined as "the price that would prevail under competitive, open market conditions" as of January 2, of the assessment year.
The applicants’ appearance before the LBAE will result in one of the following actions:
- A reduction in property value - if the LBAE believes the assessed value is too high.
- No change in property value - if the LBAE believes there was not enough evidence to support a change in the assessed value.
- An increase in property value - if the LBAE believes the assessed value is too low.
By state law, the LBAE cannot lower taxes. The LBAE may only review the market value or classification of a property.
- The following factors are used by Hennepin County to calculate real estate taxes:
- Property value
- Property classification
- Applicable tax rates (as determined by the Legislature, City, County, School Boards, Metropolitan Council, and special districts).
Last updated Mar 20, 2018