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Land Services

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1. Frequently Asked Questions

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2. What about homestead for property owned by a trust?

Most trusts can qualify for homestead. A Certificate of Trust must be submitted and approved by the county assessor or the complete signed trust must be provided for the assessor's review.

3. What about someone with a disability? (blind, disabled, veteran related disability)

A reduced class rate for homestead property is provided for any person who is blind or is permanently and totally disabled or a market value exclusion for qualifying disabled veterans. Please see the applications & forms page under Property Valuation & Classification home page for further information.

4. How often do I have to apply for homestead?

Once the property is granted the homestead classification, it will not be necessary for you to reapply for the classification, unless there is a change in ownership of any kind. However, at any time, the County Assessor may require you to provide an additional application or such proof as they deem necessary to verify that you continue to meet the requirements of the homestead classification.

5. What will happen if I file a false homestead claim?

A property owner who obtains or attempts to obtain homestead classification for a property other than his or her primary place of residence or the primary place of residence of his or her qualifying relative is under state law subject to a fine of up to $3000 and /or up to one year of imprisonment (Minnesota Statute 609.41). In addition, the property owner will be required to pay all tax, which is due on the property based on the correct property class plus a penalty equal to the same amount (Minnesota Statute 273.124, Subd. 13).

6. Why is the property classified as non-homestead?

In most situation, it is because application for the homestead has not been applied for in the assessor's office.

7. Why must I provide my social security number?

Even though social security numbers are private information, they must be provided before a homestead can be granted. Social security numbers will be used with the help of the Department of Revenue to determine if owners or relatives of owners have applied for more than one homestead.

8. What if I move?

If at any time the property is sold, or you change your primary residence, state law requires that you notify the County Assessor within 30 days. If you fail to notify the Assessor within the 30 days, you may be required to pay the tax, which is due on the property based on the correct property classification plus a penalty of the same amount.

9. What is a Notice of Valuation and Classification?

The County Assessor is responsible for notifying all property owners of the estimated market value and classification of their property through an annual notice.

10. Who receives a Notice of Valuation and Classification and when is it mailed?

This notice is sent to those persons whose property is to be included on the assessment roll if the person's address is known to the assessor. This information is sent ordinary mail at least ten calendar days before the meeting of the local board of appeal and equalization scheduled to meet between April 1st and May 31st each year. In townships and cities that have elected to transfer the powers and duties of the local board of appeal and equalization to the county, it is mailed at least ten calendar days before the open book meetings with the assessor.

11. If a property owner fails to receive Notice of Valuation and Classification, what should be done?

The property owner should immediately contact the county assessor's office. There are times when this notice is lost in the mail, returned as undeliverable, or sent to another person because the ownership record and/or mailing address have not been updated by the responsible party. Whatever the cause for not receiving a notice of assessment, Minnesota Statute 273.121 states that in no way is the validity of the assessment, the resulting tax, procedures of any board of appeal and equalization, or the enforcement of delinquent taxes affected.

12. Does the Notice of Valuation and Classification address the property tax impact of the new assessment?

The probable property tax impact of the new assessment is not addressed through this notification. Tax impact information is published in November of each year on a notice of proposed property tax also known as a truth-in-taxation statement. At that time, the responsibility of elected officials in establishing the property tax levies is made clear. This latter notice provides property owners with an estimate of how much their property tax bill will either increase or decrease due to spending or other factors.

13. What is Estimated Market Value?

As referred to previously, the Assessor is responsible for valuing property at its Estimated Market value. Estimated Market value can be defined as the highest price in terms of money which a property will bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably, and assuming that neither is under undue duress. According to state law, the Assessor's Estimated Market value is supposed to represent 100% of real value as expressed in the market place. The Minnesota Department of Revenue and the Minnesota Tax Court sit in judgment annually to determine whether the Assessor's Office has done its job according to statute. The performance of the Assessor's Office is measured statistically by the use of sales ratio analysis. By law, assessor's values are to be within 90% and 105% of sale price of the sales period of October 1, 2012 through September 30, 2013 for the 2014 Assessment. If this level of assessment is not achieved, the county is subject to valuation adjustments by the Department of Revenue or The Minnesota Tax Court.

14. How does the Assessor determine Estimated Market Value?

Minnesota state law requires that the value and classification of all real and personal property be established as of January 2nd each year. A mass appraisal process is used for estimating market values. Information from all sales that occur within the county is collected and closely analyzed by Property Valuation & Classification Office. The Property Valuation & Classification Office then adjusts the Estimated Market Value accordingly.

15. What is the difference between assessment year and tax year?

Your property is assessed (or valued) in one year and taxed on that value in the next. For example, property valued for the 2014 assessment will pay taxes on that value in 2015.

16. Why does my value change when nothing has been done to my property?

Supply and demand create market value and assessors measure it. In an appreciating market, as demand increases and the cost of buying property increases, other property values will rise too. The same is true, in reverse in a declining market.

17. Why doesn't the Assessor's value reflect the sale price of my property?

The number one reason is that there is a lag between the time of the assessment and when the sale takes place. The Minnesota Department of Revenue has a fact sheet "My House is Worth What?" that explains in depth why many times the assessor's estimated market value and the sale price of a property are usually different.

18. I don't want the Assessor to view my property; can he/she change the value without viewing it?

The simple answer is yes and if you don't allow access to your property you lose your right to appeal the value that has been placed on your property. Minnesota Statute 273.20 states "Assessor may enter dwellings, buildings, or structures." Any officer authorized by law to assess property for taxation may, when necessary to the proper performance of duties, enter any dwelling-house, building, or structure, and view the same and the property therein. Any officer authorized by law to assess property for ad valorem tax purposes shall have reasonable access to land and structures as necessary for the proper performance of their duties. A property owner may refuse to allow an assessor to inspect their property. This refusal by the property owner must be either verbal or expressly stated in a letter to the county assessor. If the assessor is denied access to view the property, the assessor is authorized to estimate the property's estimated market value by making assumptions believed appropriate concerning the property's finish and condition.

19. Does the Estimated Market Value increase at the same rate on all properties?

No, it does not. There are differences between individual properties and between cities or townships. In one area the sales may indicate a large increase in value and in another area there may be very little or no change in value. Also, different types of property within the same area may show different value changes. There are numerous factors to be considered in each property which will cause value changes to differ. Some of the factors that can affect value are location, condition, size, quality, basement finish, garages, and many other factors.

20. Can the Estimated Market Value change even if the assessor has not been inside my property?

Yes, the Assessor keeps records on the physical characteristics of each property in the county. Even though the assessor may have been unable to go through your property, the Estimated Market Value will be reviewed based on existing records and sales of similar property.

21. Why is the property assessment classification different than the zoning classification?

Property classification for property assessment purposes is based upon actual use or the highest and best use of the property.

22. Why has my value gone up?

People make value by their transactions in the market place. Property values are based on market values which fluctuate with general economic conditions such as interest rates, inflation rates, supply and demand and changes in tax laws. By Minnesota state law, as property values change in the marketplace, those changes will be reflected in the assessor's Estimated Market Value based on history of sales.

23. What will happen to my value if I improve my property?

Generally speaking, improvements that increase the market value of a property will increase the assessor's market value. The following are typical improvements that will increase the market value of your property: added rooms or garages; substantial updating of kitchen or bath; basement or lower level finishing; replacing old siding or windows; extensive remodeling

24. Will my value go up if I repair my property?

Good maintenance will help retain the market value of your property. Generally, your market value will not be increased for individual minor repairs such as those that follow. However, a combination of several of these items could result in an increase in your value: replacing water heater; repairing roof shingles; repairing steps or sidewalks; repair original siding; painting/decorating; replacing plumbing or electrical fixtures

25. Is my property abstract or torrens?

Please contact our office at (218)824-1010 for this information. You will need to have your legal description to determine whether it is abstract or torrens. We are unable to search by parcel identification number or address.

26. Do I have an easement for my property?

In order to determine if there is an easement of record for your property, a search would need to be done. You will need to contact an attorney or title company, or you can search our records in our public research room.

27. How do I fill out the documents for recording?

We do not provide legal advice on how to fill out or prepare documents for recording. If you have questions you will need to contact an attorney or a title company.

28. My spouse passed away and I need to remove his/her name from ownership on my property. How do I do so?

Please contact a real estate attorney or title company to assist you with obtaining the correct documents.

29. How may I find out if / when a property is going to forfeit because of past due taxes?

If you want to know about a particular parcel contact the Land Services Office at (218) 824-1010.

30. Are all tax forfeited lands, as shown in the plat book, available for sale?

No, in general, the policy over the last three decades has been to retain the acreage tracts, as shown in the plat book and manage said lands for multiple use public benefits ie: timber management, recreation, wildlife, wetland protection, and similar benefits.

31. What tax forfeited lands are available for sale?

City lots, platted property and small acreage.

32. Can I purchase parcels that did not sell at the public auction?

Yes, any parcel that did not sell at public auction may be purchased for the starting bid at the Land Services Office. These parcels are available for sale until such time as they are withdrawn from the list by county board action. Sale price is not negotiable.

33. Are tax forfeited lands with structures ever sold at auction?

Yes, on occasion. Due to the additional liability to the county, our goal is to sell properties containing structures as soon as possible.

34. Can I purchase under contract?

Yes, after paying the minimum down payment of 15% of the purchase price, the balance is paid in five (5) annual payments for sales $1,001-$20,000 or Ten (10) annual payments for sales more than $20,001. If purchase price of tract is less than $1,000, payment in full is required.

35. How do I handle Special Assessments?

If special assessments are listed on the sale brochure, the assessments must be paid in full at the time of sale. Check with City/Township clerks for any pending special assessments of which Land Services is not aware.

36. How do I receive a land sale brochure?

Call the Land Services Department to be placed on the mailing list. Or, check Crow Wing County's Web page for availability of the list of parcels. Additionally, notification will be mailed to all adjoining/adjacent landowners of a tax forfeited parcel being offered for sale.

37. What are the payment requirements after the sale?

If you have successfully purchased a tract, you must make payment and, if applicable, finalize contract arrangements in Land Services prior to 5:00 p.m. on the day of the sale. Cash, check, money order, cashiers check and Visa, MasterCard and Discover cards are all acceptable methods of payment.

38. What is the interest rate?

The state dictates the interest rate and may fluctuate from year to year. Currently the interest rate is 10%.

39. What type of deed is used to transfer title?

When the property has been paid in full, the Minnesota Department of Revenue will convey title by means of a State Deed.

40. Who determines the tracts to be offered for sale?

The Land Services Department makes the preliminary determination and develops a preliminary land sale list for County Board review. Tracts are placed on the preliminary list after considering individual requests and department recommendations.

41. Do I have to stake my project area?

The project area is required to be staked out prior to the site visit by staff to ensure all standards are met prior to the issuance of the permit.

42. How do I find land use permit fees and applications?

The application and fee schedule can be found under Permit Information.

43. What do I need to obtain a land use permit?

All land use permit requests require a completed application, site plan, appropriate fee and a current compliance inspection or certificate of installation. In addition, properties located in the shoreland district require evidence that the septic system has been maintained within the last three years.

44. How do I get a permit to install a septic system?

Contact a Minnesota Pollution Control Agency licensed designer to determine the appropriate septic system type, size and location for your property. After the septic system design is approved by the County, submit an application to Land Services with the appropriate fee.

45. What is the Development Review Team (DRT)?

DRT is a pre-application meeting that all applicants are required to attend prior to making application to the Planning Commission/Board of Adjustment for a plat, land use map amendment, conditional use permit or variance.