The Cobb County apartment market has been on fire in recent years due to the high number of foreclosures and families losing their homes. Despite attractive interest rates, home buyers remain on the sidelines due to stringent mortgage underwriting. It has really been the perfect storm for apartment communities. Now that the great recession is supposedly behind us and the Georgia tax assessors are able to increase values, you can expect apartments to be in the crosshairs of the Cobb County tax assessor.

In the fourth quarter of 2012 Real Estate Research Corporation shows that apartment properties in the Atlanta Metro area have an average going-in capitalization rate of 6.4%. This is the lowest capitalization rate that they reported for any commercial property class in the Atlanta area. This cap rate is for first tier investment properties, which are defined as new or newer quality construction in prime to good locations.

Gwinnett County Tax Assessor notices did go out on April 5th as evidenced by 28 assessment notices I have been sent. The appeal period in Georgia is 45 days in all counties and that makes the appeal deadline in Gwinnett May 20th. This is the last day that your property tax appeal can be postmarked or hand delivered.

I have value changes on approximately 14% of the notices that I have received. Two values decreased, two increased, and 24 had no change in value. No change in assessment isn't necessarily a blessing, especially if your value has remained unchanged for several years and it has not been appealed. In 2012 we appealed many values in Gwinnett County that hadn't changed since the start of the Great Recession. We were able to get most of these reduced.

The Cobb County tax assessor is gearing up to send out 2013 assessment notices to all property owners in Cobb County, Georgia. Last year the Cobb County tax assessment notices came out two weeks after the Gwinnett County notices and we'll see if that happens again. Gwinnett County was sending out their 2013 notices on Friday, April 5. Last year we filed our Cobb County property tax appeals very early during the 45 day appeal period and our board of equalization hearings were scheduled very early in the process. You can realize tax savings quickly if you do the same.

There's a good chance that the Cobb County tax assessor will be looking at flex/warehouse properties for the 2013 revaluation adjustments. According to Real Estate Research Corporation (RERC), institutional investors see the industrial sector as a good investment and they suggest that as the economy improves the industrial sector has the most potential upside. However, the flex sector was not seen as desirable as the industrial warehouse sector. According to CBRE, industrial vacancy declined to 12.8% during the fourth quarter of 2012, and over the past two years the industrial market has shown a steady decline and availability.

The Gwinnett County tax assessor was first out of the gate in 2012 when their notices were released on April 6, 2012. It remains to be seen whether they will be the first out again in 2013, but my guess is yes! (Update, they were!) It is officially tax time here in the great state of Georgia and everyone in Gwinnett County should be on the lookout for a 2013 property tax assessment notice. I know that last year people in the Gwinnett County tax assessors commercial section were saying that they thought their full service hotel values were too low, so I think you may see those rise.

If you're like many office building owners you pass through many of your expenses to your office tenants. Many of you probably prorate the property tax and send it on to each of your tenants. Although property tax changes based on the millage rate and the assessed value of the property, property taxes are considered a fixed expense. However, if you can get this fixed expense reduced you may be at a competitive advantage compared to your office building competition.

Of the major commercial property types in the Atlanta area office buildings have the highest vacancy rates at over 20%, according to Realty rates.com. This means there are tens of millions of square feet of office space available throughout the Atlanta metropolitan area. Office tenants that are flexible on where they are located have an opportunity to save money by changing their location.

Gwinnett County property tax is higher than average for the Atlanta metro area. Gwinnett County property tax rates aren't as high as DeKalb County and aren't as low as Cobb County. For the tax year 2012 the Gwinnett County government did not raise the millage rate. However, for 2013 some tax rates will rise and some will fall within Gwinnett County, Georgia. As reported by the Atlanta Journal-Constitution back in November, based on the settlement of a lawsuit between Gwinnett County and the incorporated cities within it, real estate owners within unincorporated Gwinnett County will see a tax increase, while those in incorporated areas may see an increase or a decrease, depending on how many County services they use.

This is the full quote from Jan Jones, R-Milton, is House Speaker Pro Tem:

The Gwinnett County Property Appraiser is also known as the Chief Appraiser of Gwinnett County. The Chief Appraiser works for the Gwinnett County Board of Tax Assessors. The Chief Appraiser of Gwinnett is hired by the tax assessors to administer the daily functions of the tax assessment department, which is responsible for valuing all of the real and taxable personal property in the county. Click here if you are looking for a Gwinnett County real estate appraiser.

ATLANTA (MARCH 14, 2013) -- Companies and individuals thinking about filing a property tax appeal for 2013 are in luck.

After working with a lot of different people in the property tax consulting business I’ve come to the conclusion that the best people to do this type of work are those that are former tax assessor employees. Having a solid understanding of the mass appraisal process that the tax assessors use is a great advantage when you are working with tax assessment personnel and trying to negotiate a lower value. Being able to relate to the County assessment staff, understanding what their job is, understanding the parameters that they need to work within, and what you can and cannot do if you want to keep their trust is vital.

 I can’t say that I’ve worked for every board of tax assessors in the world but I have worked for two different counties both Fulton County, Georgia, and Prince William County, Virginia, so you could say I know the property tax assessments, and appeals process inside and out. Having been the commercial appraiser manager for Fulton County, Georgia Board of Tax Assessors provides insight into the regular day-to-day operations there.  When I walk into county tax assessment departments and can talk to the county appraiser and let them know that I used to do exactly what they do, that develops instant rapport.