2013 City of Manassas Real Estate Assessment Change Notices Mailed

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City-Seal[2]City of Manassas, VA . . . Residents of the City of Manassas should be receiving their 2013 Real Estate Assessment Change Notices this week. The Commissioner of the Revenue’s Real Estate Division mailed 12,426 426 real estate assessment notices to City taxpayers to residents on Friday, Feb. 8, 2013. These notices are sent to all property owners of taxable parcels in the city.

The assessed value of properties may change for a variety of reasons. Among these are appreciation and value declines (equalization changes); structural changes (additions, remodeling); and rezoning and land divisions (growth). A combination of these factors can apply to the same property. Residential properties, on average, increased during the year. The overall equalization change for residential properties is 5 percent. Commercial/Industrial properties show an overall equalization increase of 1.18 percent.

Main Book Assessments of taxable real estate in the City of Manassas for 2013 total approximately $4.1 billion. This is an increase of approximately $176 million or 4.5 percent over the 2012 assessment base, and is made up of the following components:

Equalization Growth Total
Residential Properties $116.5M 5.0% $24.7M 1.0 % $141.2M 6.1%
Non-Residential Properties $18.6M 1.2% $16.2M 1.0 % $ 34.8M 2.2%
Total $135.1M 3.5% $40.9M 1.0 % $176.0M 4.5%

Below is a seven-year percentage history in residential and non-residential values:

HISTORY 2007 2008 2009 2010 2011 2012 2013
Residential -4.9% -16.7% -33.3% 1.8% 8.0% 3.5% 6.1%
Non-Residential 11.5% 5.4% -5.3% -11.9% -2.9% 2.5% 2.2%
Total -0.5% -10.8% -24.5% -4.4% 5.8% 3.1% 4.5%

It is important to note that these percentages represent the cumulative amount to the overall tax base and are not necessarily indicative of specific change to any particular, individual property. Individual assessment changes may vary considerably. For residential property, for example, a key factor in determining the need to change is the relationship of assessments to the selling prices within neighborhoods.

Based on equalization changes, the mean assessed value of most single family-detached homes for 2013 is $289,900, up 4.1 percent. This group of properties makes up 50.4 percent of the residential equalization property values in the City. Additionally, based on equalization changes, townhouse properties have a 2013 City-wide assessment average of $168,300, up from 2012 by approximately 8.7 percent; and the mean assessed value for condominiums is up 2.4 percent to $129,400.

The mean assessed value for 2013 of all improved residential property is approximately $223,100, an overall increase of 5 percent. For added reference, the attached Summary of Property Appreciation provides an overview by class of property through out the City.

For questions or concerns regarding assessments, contact the Real Estate Division at 703-257-8254 for north side and 703-257-8250 for south side residential properties and 703-257-8217 for business properties; or at www.manassascity.org/commiss_revenue. Residents may also review their property characteristics and residential sales data in their neighborhood online at the website above. The sale of foreclosed property or pre-foreclosed properties are generally not used to determine fair market values.

Property owners are encouraged to review their assessment notice upon receipt. Administrative appeals can be filed in writing by March 11, 2013 with the Real Estate Division.

Real Estate appeals can also be filed with the Board of Equalization (BOE). Under State law, the BOE is separate from the Commissioner’s Real Estate Division and consists of three City taxpayers appointed by the Circuit Court. The BOE conducts formal hearings and takes sworn testimony. By law, all appeals to the BOE must be filed and postmarked by April 1, 2013. BOE appeal forms are available www.manassascity.org, or by calling the BOE office at 703-257-8222.


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