Indiana real property assessments are annually adjusted. The sales disclosure database allows assessors to trend cost-based assessments. Stratification based on sales and other objective factors leads to better, more accurate assessments.
Reassessment can no longer be viewed as a one-time shot at delivering accurate valuations. Nexus Group's Rolling Reassessment (SM) focuses on continuous updating, monitoring, and quality measurement to reduce the anxiety of assessments and trending, yielding higher quality valuations. Continuous revision of local and property-specific factors has proven superior to simply trending assessed values and helps meet the state's strict standards. Rolling Reassessment turns every cyclical reassessment into nothing more than a routing annual update.
Critical to the property tax assessment system is the state's requirement that county assessors and the Department of Local Government Finance (DLGF) conduct equalization or ratio studies. The basis for these studies is the International Association of Assessing Officers (IAAO) Standard on Ratio Studies.
Assessors are required by law to assess any real property improvements in place as of each January 1. New construction valuation can pose a challenge for assessors trying to meet this requirement. Nexus Group can help you get this task done right the first time, easing the burden of the many required duties assessors face. Our well-trained, certified staff evaluates every aspect of each newly-built structure and reevaluates all other parcel improvements. We are dedicated to exceeding your goals for timeliness, quality, and cost.
APPEALS & PTABOA
The appeals process in Indiana is a critical step in ensuring uniform and equal assessments. Nexus Group provides appeals services at all levels, from the county Property Tax Assessment Board of Appeals (PTABOA) to the Indiana Supreme Court. We have represented the interests of local assessors in the largest real estate appeals in Indiana; we also have a wealth of expertise to deal with appeals of any value scale or property type.
The income approach is often the best method for reaching accurate, "bottom line" values for investment properties. Nexus Group collects detailed income and expense data, determines market rents and expense ratios, and calculates gross rent multipliers and capitalization rates for all types of investment property. We have conducted several studies and have detailed databases on many types of investment properties. Assessors find our income databases, combined with our statewide sales database, to be invaluable tools.
Sales Disclosure Forms give assessors critical information, but "invalid" transactions can distort the accuracy of the database. Let Nexus Group sort through the forms and maintain your database, providing reports to you at no extra charge.
Unique commercial and industrial properties pose special issues for valuation. Our creative, resourceful staff has a wide range of experience, saving counties millions of dollars fighting appeals on a wide spectrum of these properties, including steel mills, refineries, quarries, public utilities, riverboat casinos, and horse racing tracks.
Nexus Group looks beyond the mere definition of market value, analyzing valid sales, determining procedures for delineating neighborhoods or market areas, and considering whether site values might be preferable to other methods of land valuation.
Nexus Group is the acknowledged leader in well-constructed, easily understood presentations about all subjects relating to property taxes. For an hour or a day, we tailor our presentations to the unique concerns of each audience, be it local governments, local businesses, or local taxpayers. Nexus Group specializes in preparing press releases and meeting with local media. Our ultimate goal is to provide all taxpayers with the most accurate information available.
Nexus Group offers high quality, interactive on-site and regional training in all areas of concern to assessors. Instead of stale, boring lectures, our discussions emphasize problem solving, with important and timely information you can immediately put to use in the office or in the field. Our two principals have taught both undergraduate and graduate courses at the college level, and Nexus Group has 3 IAAO certified in-state instructors.
Nexus Group offers audits of any type of personal property return. We tailor each audit specifically to your county's needs. Our unique approach is unlike any other offered in Indiana.
PERSONAL AND REAL
PROPERTY ABATEMENT REVIEW
Whether working with assessors or auditors on personal and real property abatement reviews, Nexus Group offers counties annual analysis of any kind of abatement.