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How to reduce your homeowners tax in 2016

By
Real Estate Broker/Owner with Dagny's Real Estate

 

Top Homeowner Tax Deductions That Decrease Your Tax Burden

You can't avoid paying taxes, and we all need to pay our fair share. However, paying your fair share shouldn't place an unjust burden on you. As a homeowner, your tax burden is doubled because you pay both income and property taxes. To decrease that burden and boost your tax savings, take advantage of these homeowner tax deductions. As a result, you can use your tax savings to go on a vacation, increase your child's college fund, build upon your retirement fund, or complete another home improvement project.

Home Improvement Tax Deduction

You spend so much of your time at home, and you try to make it as comfortable a place to live as possible. If your home needs some upgrades, consider improvements that will help foot the bill for themselves.

 

You can get an energy-efficient tax credit of up to $500 for installing storm doors and energy-efficient insulation and air-conditioning and heating systems. Switching out your old windows for energy-efficient ones could earn you $200. This credit expires this year on December 31st. So, this year will be your last chance to take advantage of getting tax credit for making your home more energy efficient.

Also, installing equipment that uses renewable sources of energy makes you eligible for the Renewable Energy Efficiency Property Credit. The credit covers 30 percent of the cost of equipment and installation. This credit also expires this year on December 31st.

Mortgage Interest and Refinancing

If your mortgage payment makes you cringe each month, you’ll be glad to know you can deduct taxes on the following:

* Interest towards mortgage

* Mortgage payments for additional property

* Rental properties

* Refinancing and home equity lines of credit (HELOC) up to $100,000 of debt.

If you own multiple properties, the mortgage interest on additional property is deductible as well. The cool thing is that it doesn't have to be a house. It can be a boat or RV; as long as it has cooking, sleeping, and bathroom facilities, it counts as additional property.

Regarding using your second home as a rental, you need to vacation at least 14 days at the property or spend more than 10 percent of the number of days you rent it out.

Furthermore, you can claim points on your mortgage the year you paid them if the following happened:

* The loan was to purchase or build your main home

* Payment of points is an established business practice in your area and the points were within the usual range

 

Property Taxes

 

Now, this is the big one. Property taxes you pay each year are tax deductible. The amount of property taxes you paid for the year shows up on your lender's annual statement. You must deduct them as an itemized expense on your Schedule A tax form.

First-time home buyers, look at your settlement sheet to see additional tax payment data. You may deduct the portion of property taxes you paid during the first year of your home ownership.

Protesting Your Assessment to Lower Your Property Taxes

Although you must pay property taxes, you can make sure that you pay a reasonable amount based on the true value of your home and land. Many homes get overvalued because assessors err in valuing a home and homeowners don't pay attention to these mistakes. Consequently, homeowners unwittingly pay more than they should in property taxes.

However, if you’ve owned your home for more than a year, you can potentially lower your property tax burden by showing that your home has been overvalued, meaning that your tax assessment claims your property is worth more than it is.

Even if the number on the tax assessment seems close, you should still consider protesting your property tax. Typical savings from a successful tax protest is over 15%!

According to SmartAsset, the national median property tax paid is roughly $2,839.00. That's about 1.192 percent of a home valued at $238,200.00.

If you're able to reduce your assessed value by 15 percent to $202,470.00 and consequently save 15 percent on your tax bill, your new tax bill will be about 2,413.00. That’s a savings of $426.00! In Fairfield County that number is much higher resulting in even more savings for you!

To get started protesting your property tax, read your assessment letter. Your assessment letter will list data about your property and the assessed value of your house and land. Make sure your assessment letter has the correct information about your property.

Understanding that assessors can make mistakes assessing your home value will help you with your appeal. There are three key mistakes assessor make when assessing property. These mistakes include:

  1. Outdated Historic Sales Data: Sometimes assessors will use sales data from previous years. Because the real estate market is fluid, this data changes quickly, as a result; this data can over value your home.
  1. Mass Appraisal Methods: Also, when assessors use mass appraisal methods, they do not take into account all the market adjustments that occurred over time. Consequently, there sales data can't always produce useful comparable properties to set future sales.
  1. Living Area: Assessors notoriously make mistakes about the living area of your house. This is especially true if you live in a 1.5 or 2 story home. Check any previous appraisals to ensure correct measurements and description of our home. Does the assessment letter show the right number of bathrooms and bedrooms? Does it report the correct size of your lot? .5 acres differs greatly than 5.0 acres.

After reading your assessment letter, give us a call! We can find three to five approximate values of comparable properties similar to yours, and these comps can then be used to support your claim that your home is overvalued. This is especially useful if the assessor used poor historical sales data. We are happy to provide this service for free.

You'll have 30 days to file an appeal of your assessment, so you’ll want to get the comps as soon as your assessment arrives. You can speak with an assessor on the phone or request a formal review.

You'll then need to fill out a form and follow specific instructions regarding your supporting evidence. Typically, it's not necessary for you to appear at the review. The review can take one to three months to complete, and you'll receive a decision in writing.

The majority of assessment appeals are successful. However, if at first you don't succeed, appeal. You'll need to pay a small filing fee for an independent appeals board to hear your second appeal. This process could take up to a year to complete, so you'll need to decide whether it's truly worth it.

As a homeowner, you have plenty of options available to decrease your tax burden. The benefit is that you can use your tax savings for major life events such as weddings, vacations, and home improvements.

To find out more about your tax saving options as a homeowner, check out tax information for homeowners. You can also contact us directly and we will gladly lead you in the right direction towards saving you money on your taxes.

Comments (7)

Conrad Allen
Re/Max Professional Associates - Webster, MA
Webster, Ma, Realtor

Hi Dagny.  Ct has a strange way of assessing property.  It only uses 70% of the appraised value for the assessed value.

Feb 04, 2016 08:04 PM
Dorie Dillard Austin TX
Coldwell Banker Realty ~ 512.750.6899 - Austin, TX
NW Austin ~ Canyon Creek and Spicewood/Balcones

Good morning Dagny Eason ,

What an informational post for residents in CT! I'm sure many will take time to read your post! Thanks for sharing.

Feb 04, 2016 08:06 PM
Sally K. & David L. Hanson
EXP Realty 414-525-0563 - Brookfield, WI
WI Real Estate Agents - Luxury - Divorce

We enciurage Buyers to make "green improvements" that mattar in many $$ ways.

Feb 04, 2016 08:08 PM
Dagny Eason
Dagny's Real Estate - Wilton, CT
Fairfield County CT, CDPE Homes For Sale and Condo

Conrad Allen   Yes they do!   It is a bit strange, but I am now used to it.

Dorie Dillard Thank YOU for taking the time to read!

Sally K. & David L. Hanson You are good to your clients..

Feb 04, 2016 08:28 PM
Ginny Gorman
RI Real Estate Services ~ 401-529-7849~ RI Waterfront Real Estate - North Kingstown, RI
Homes for Sale in Southern RI and beyond

Good info for all potential buyers Dagny...but know that the energy credit ended in 2015 and is not extended.

Feb 04, 2016 08:41 PM
Dagny Eason
Dagny's Real Estate - Wilton, CT
Fairfield County CT, CDPE Homes For Sale and Condo

Ginny Gorman  Energy credits are still being extended per our local electric companiew - my sister just had an energy audit done.   I will check on this - thanks you!

Feb 04, 2016 08:43 PM
Ginny Gorman

Should have been clearer but you reference the IRS tax pdf so it is the Federal ones that have ended...unfortunately...maybe you can push them to extend it!   What are you doing working!!

Feb 04, 2016 09:40 PM
Dagny Eason
Dagny's Real Estate - Wilton, CT
Fairfield County CT, CDPE Homes For Sale and Condo

Many of them have been renewed for 2016!

https://www.energystar.gov/about/federal_tax_credits

Feb 04, 2016 10:30 PM
Ginny Gorman

Awesome news...it will definitely help homeowners, Dagny.

Feb 05, 2016 01:42 AM