New Braunfels Herald Zeitung (Newspaper) - April 11, 1995, New Braunfels, Texas
Tuesday, April 11,1995 ■ Herald-Zeitung ■ 3Nationwide is the proud sponsor of the PftOi^PQOMiSEn
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Productivity appraisals can save money for farmers and ranchers
Farmers and ranchers may be eligible for property tax relief on their land. They may apply for a special, lower appraisal of their land, based on what the land will produce rather than what it would sell for in the open market, said Lynn Rodgers, chief appraiser of the Comal Appraisal District.
“The Texas Constitution provides for 2 types of agricultural productivity appraisal,” Rodgers said. Article 8, Sec. 1-d-l, addresses what is known as agricultural appraisal. Article 8, Sec. 1-d, also addresses agricultural appraisal but has different qualification requirements. Property owners rarely apply for agricultural appraisal under Section 1-d.
Landowners must file for special appraisal at the appraisal district office by May ll. Those who must file this year include owners of land qualified for 1-d appraisal and landowners whose property did not previously
show that they devoted the land’s use principally to a qualifying use for at least 5 of the preceding 7 years.
Under 1-d, the owner must file an application each year. The owner must be an individual—not a corporation, partnership, agency or organization. The land must have had agricultural use for at least 3 years. And, the owner’s primary job and source of income must be agriculture.
“In addition, landowners should know,” Rodgers said, “that the law provides specific penalties for taking qualified land out of agricultural or timber production.”
The rollback tax is the difference between the taxes paid under productivity appraisal and the taxes that would have been paid if the land had been put on the tax roll at market value, Rodgers explained. The law also requires that the rollback tax include interest charges.
receive 1-d-l appraisal. The appraisal district must accept lare-filed 1-d-l appraisal applications until the day before the appraisal review board approves the 1995 appraisal records, but late applications will draw a penalty-
“The requirements for applying and qualifying both the land and the owner are different for the two types of appraisal,” Rodgers said.
Most property owners apply for I -d-1 appraisal. To qualify, the owner must use the land for agriculture, growing timber or as an ecological laboratory. This form of appraisal does not restrict ownership to individuals and does not require agriculture to be the owner’s primary business.
This special appraisal requires that the land’s use in a qualifying agricultural or timber purpose meets the degree of intensity generally accepted in the area. And, the owners must
Under 1-d-l, an owner triggers a rollback by changing the land’s use to a non-agricultural use. The rollback taxes are based on the 5 tax years preceding the year of the change.
Under the I -d appraisal, if the owner sells the land or changes its use, the rollback extends back for the 3 tax years before the year in which the change or sale occurs. ^
Landowners must apply for productivity appraisal with each appraisal district in which they have land. Failure to do so could result in landowners paying taxes on the land’s full market val-
Preserving Our Past
Bob Smith (left), President of Texas Commerce Bank, and Jim Hendricks, President of Hendricks and Associates, both members of the Main Street Paver Committee, tie two 8-foot banners onto columns of the gazebo on the Main Plaza. Put your name on a paver before the deadline of April 30. Cost: $25. Watch for an order form in the Herald-Zeitung or pick one up from the downtown stores, the City Desk, Chamber of Commerce, or call 608-2100 for more information.
Additional information and application forms are available from the Comal Appraisal District office. The staff will assist landowners in determining if their property qualifies for special appraisal.
Hospital unveils new office
New Braunfels Chamber of Commerce Blue Coats helped out with the ribbon cutting for the new Hospital Development office at McKenna Memorial Hospital recently. The office is located at 610 N. Houston St.
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