PO Box "J"
Independence, CA 93526
168 N. Edwards St.
Independence, CA 93526
Phone: (760) 878-0302
Fax: (760) 878-0307
INYO COUNTY ASSESSOR
Some changes in ownership that are excluded from reappraisal include:
(1) The transfer of property between husband and wife
(2) The transfer of real property between parents and children or grandparents and grandchildren, if an application is filed.
(See propositions 58 and 193 for more information)
(3) Persons 55 years of age or over can buy a residence of equal or lesser value than their existing residence and transfer the current tax value to the new residence.
How to Estimate Your Taxes
If the tax rate has been established at 1.00% then the tax would be calculated as follows:
The tax amount may be adjusted for any special benefit assessments, such as Mosquito fees, or reduced by any legal exemption which may apply. For questions regarding the calculation of your property taxes, please contact the Inyo County Auditor's Office (760) 878-0343.
Change in Ownership Reappraisals
When a transfer occurs, the Assessor receives a copy of the deed and determines if a reappraisal is required under state law. If it is required, an appraisal is made to determine the new market value of the property. The property owner is then notified of the new assessment and has the right to appeal the value.
New Construction Reappraisal
Copies of all building permits are sent to the Assessor’s office by the cities and county. If the construction is new, a reappraisal is required. If the construction is a replacement, a reappraisal is not required. In appraising new construction, the market value of the addition is determined and added to the existing property assessment. The value of the existing property does not change as with a change in ownership. The property owner is then notified of the new assessment and has the right to appeal the value.
State law requires the Assessor to reappraise real property immediately upon the change of ownership or completion of a new construction. The Assessor’s Office must issue a supplemental assessment, which reflects the difference between the prior assessed value, and the new assessment. This value is prorated based on the number of months remaining in the fiscal year. This supplemental assessment is in addition to the regular tax bill.
Preliminary Change of Ownership Report
State law requires the property owner to file this form with the County Recorder when recording certain documents. If the form is not filed, the Recorder will charge an additional recording fee. Information furnished on this form by the property owner assists the Assessor in fulfilling his legal responsibilities. It is not a public document.
Change of Ownership Statement
The Assessor will use this form when the Preliminary Change of Ownership Report is either not filed or it is filed incomplete. The Assessor also sends this form to owners of unique or specialized-type properties when they change ownership. State law provides for a penalty if this form is not returned to the Assessor. This form is not a public document.
Homeowners who own and occupy a dwelling on January 1, as their principal place of residence are eligible to receive a reduction of up to $7,000 of the dwellings full cash value. The law provides that once you file a homeowner’s exemption claim and receive the exemption it is not necessary to file each year as long as you continue to own and occupy the residence on which the exemption is claimed.
Thomas W. Lanshaw, Assessor
The Assessor and Staff's Basic Responsibilities:
The Assessors Office:
Does not compute property tax bills.
Does not collect payment for taxes.
Does not establish property tax laws.
Does not set rules by which property is appraised.
Tax bills are sent to the known assessee as of January 1st of each year. If you do not receive a tax bill by November 1st, or for any other questions regarding taxes, please contact the Inyo County Treasurer-Tax Collector: (760) 878-0312.
All new mobile homes purchased after June 30, 1980, and those on permanent foundations, are subject to property taxes. As with real property, the assessed value on mobilehomes cannot be increased by more than 2% annually, unless there is a change of ownership or new construction. Mobilehomes bought before June 30, 1980 generally are not subject to property tax.
Business Personal Property
Unlike real property, business personal property is reappraised annually. Business owners must file a property statement each year detailing costs of all supplies, equipment and fixtures at each location. This annual statement is required unless property qualifies for direct assessment. Business inventory is exempt from taxation.
Boats and Aircraft
Boats and aircrafts are taxable and are subject to annual appraisal. Their value is determined by reviewing the purchase price and the sales comparable boats and airplanes.
The Assessment Appeals Board handles unresolved differences over the assessment of the property between the Assessor and the taxpayer. They consider all evidence presented by the property owner and the Assessor’s Office at a formal hearing. The Assessment Appeals Board then determines the value of the property in question. Appeals of regular assessments must be filed between July 2 and September 15. Appeals of supplemental assessments and escape assessments must be filed within 60 days of the notice date. All appeal applications must be filed with the Clerk of the Board