Debdure,
Please have an agent do a Market Analysis for you. Then find an agent you trust and work with them. That is your best option. Tax appraisals are not your best option.

Bebdure,

Do not use the tax apprasial as a basis for anything other than what is, the tax apprasial. As Joe suggests the price to be offered should a compulation of the recent sales in the area, the current "for sale" in the area as well the DOM for the area. Depending on the location this can be a tricky process. My recommendation is to pick a Realtor experienced in this process to assist you.

Gerald Williams
Affiliate Broker
Mortgage Loan Officer
BenchMark Realtors, LLC
BenchMark Mortgage, LLC
901-413-2233
gh_williams@yahoo.com

Bedure, the 2008 appraisal was done in 2005; they just update their site to show the current. They have left 2008's in for comaparison. So the 2009 is most recent; however, it may not be the most accurate. Appraisals are mostly done in mass, not by appraisers actually coming to the property and doing an appraisal. Plus, owners can appeal their appraisals and get them reduced. Bottom line, tax appraisals may or may not be close to reflecting accurate value. I could give you lots of examples.
If you are looking for a good guideline for value and an offer price, research similar houses that have sold recently in the neighborhood. Most real estate agents can provide you this information in a matter of minutes. Let me know if I can help.

Hi,

In buying a home, I would advise NOT using the tax valuation number as an offering price. If it is significantly lower than the house is listed for you may not get the house, or even a response from the seller. You may have just wasted your time and blown your opportunity to start from a good negotiating position with the seller. I strongly advise using comparable from the localized market and house condition for pricing an offer.

Tax assessment can happen every four years, three years, two years, yearly, by sale date, or upon any significant improvement to that property. Assessment laws are per state and county please see your states law for that. In California if a home has sold recently the amount taxed is based on that sale. A new homeowner of a home that sold for less than the home was previously valued by the county typically has to write the assessor and have them adjust the homes valuation to the sales price then the tax may go up yearly from that base depending on that counties tax assessment laws. Also, If the home owner is a senior citizen or disabled they may have a lower assessment depending on the laws of that state. Homeowners that disagree with their assessment can appeal to their assessor and be reassessed. The counties valuation number is rarely the current market value.