Message from the Assessor - Land Value Changes for 2025
Many areas in Houston County will see changes in land values for 2025. With the record high sale prices of property over the last few years, the value of properties have changed significantly. This has resulted in property values increasing rapidly to keep up with the market.
The job of the Houston County Assessor’s Office is to track and monitor the sales of properties in the county and then adjust values to represent what properties are selling for. The amount the property values need to be adjusted is determined by what buyers and sellers are asking and paying for properties. The regulations for adjusting values are enforced by the Minnesota Department of Revenue. Not only does Houston County monitor sales, but the Minnesota Department of Revenue does as well. They require that all county assessors adjust values to be within a percentage of what properties are selling for. The range the state allows is 90% to 105%. This percentage is calculated by dividing the assessor’s estimated market value of a property that sold by the actual sale price of that property. This is called a sales ratio. The assessor’s office separates most sales by cities and townships, except commercial sales that are analyzed county wide, due to a lack of annual sales data. Using the sales from each area a sales ratio is calculated. The state requires that the median sales ratio be used for each area. If this ratio does not fall within the states required 90% to 105% an adjustment to value must be made.
The assessor’s office does not calculate or determine taxes or tax amounts. Only the value and classification of properties are calculated by the assessor, following the Minnesota Department of Revenue’s rules and regulations. Most people think raising or lowering property values will increase or decrease revenue for the county. The only way to increase or decrease revenue for the county is to increase or decrease levy amounts. The value of a property is only used to determine the percentage each property pays for those levies. Minnesota’s valuation system is designed with the goal that each property be valued at its estimated market value, based on sales in the market, resulting in a fair assessment and taxation of each property.
This year the assessor’s office discovered, while going through sales in the county, that land values for both cities and rural home sites were causing ratios to fall below the mandated 90% minimum ratio. Because of this, land value adjustments needed to be made. Some land in cities and for rural home sites had not been adjusted for many years, causing that land to be significantly undervalued. Most cities will notice that the majority of lot values are increasing for the 2025 valuation. In the rural areas, home site values will increase from $40,000 in 2024 to $50,000 for 2025. Values for additional building site acreage also will increase from $3,000 per acre in 2024 to $7,000 per acre for 2025.
Additional land and building changes were also needed to meet the minimum ratio requirements in certain areas, listed below:
Land Decreases
Tillable Land -3% to -5%
Land Increases
Woods +$400/ acre
Pasture +$500/ acre
RIM Land +$200/ acre
Perpetual Easement Land +$200/ acre
Native Prairie Land +$2,000/ acre
Wetlands +$1,200/ acre
Quarry Site +$15,000/ site
Quarry Acres +$3,500/ acre
Commercial Site +$10,000/ site
Commercial Excess Site +$2000/ acre
Commercial HWY 44 Front Foot, (Caledonia) +$400/ Front Foot
Average Additional Building & House Increases Due to Sales
La Crescent Township +20%
Spring Grove Commercial +20%
Mound Prairie Township, (not Valley High) +30%
Mound Prairie Valley High +10%
Hokah City +30%
Most Other Townships +5% to 15%
Most Cities +5% to 15%
Message From the Assessor – Title Lock Insurance Scam
February 15, 2024
You may have heard a radio ad or received something in the mail lately with a dire warning that the deed to your home can be stolen right out from under your nose, and the solution they are peddling is to buy “title lock insurance”.
But what exactly is this service? Is it something you really need to keep your home safe from property thieves? Are there other safeguards already in place to protect the deed to your home?
First, title lock insurance is NOT title insurance. These are two very different things. Title insurance is used to protect real estate purchasers and/or lenders from losses that arise after a real estate purchase, like unknown liens, encumbrances, or other defects upon the title that existed prior to the purchase. Title lock insurance – which is not actually insurance of any kind – claims to protect you against title fraud, not against a legitimate challenge to the title. Title lock is a service that monitors the deed to your home to see if it has been transferred out of your name. This service will notify you if this happens – after it has already happened. These services do not actually “lock” your title to prevent fraudulent deed transfers.
Do you need this service to protect your home from property thieves? The answer is NO. Title fraud is very rare, and hardly ever successful. If someone ever tries to transfer your deed without your permission or knowledge, like these title lock companies suggest could happen, the transfer is fraudulent and void from the onset. You can periodically perform the same check on your title, for free, by checking your title with your state or county land records office. The county assessor’s office does not deal with, have access to, or mail anything involving the title of your home.
Monitoring your identity is the best way to stop fraud in its tracks and prevent further damage from occurring. Pay attention to missing bills (for example, if you always receive a paper utility bill, and suddenly stop receiving one), check your credit card, call the company, or check with your bank.
The bottom line is: You don’t need to purchase title lock insurance. It neither locks nor insures your home title against fraud.
PLEASE TAKE NOTICE:
That a public hearing, pursuant to Minnesota Statutes 394.26, will be held on Thursday, January 25, 2024, at 5:20 p.m. in the Commissioner’s Room, Houston County Historic Courthouse, located at 304 South Marshall Street, Caledonia, Minnesota.
The Planning Commission will discuss recommending adoption of the proposed No Wake Zone Ordinance related to the regulation of boats in the Mississippi River commencing at the “West Channel Bridge” and concluding at the main channel entrance for the west backwater channel near River Mile 699, within the boundaries of Houston County, Minnesota. Copies of the proposed Ordinance are available for viewing online at: https://www.co.houston.mn.us/ordinances/?mdocs-file=7803. Hard copies can be requested from the Zoning Office, located at 304 South Marshall Street - Room 209, Caledonia, Minnesota or viewed during regular office hours at the Auditor’s Office, located at 304 South Marshall Street - Room 116, Caledonia, Minnesota.
HOUSTON COUNTY PLANNING COMMISSION
By Martin Herrick
Zoning Administrator
ADV: January 10, 2024
HOUSTON COUNTY PUBLIC NOTICE HOUSTON COUNTY PLANNING COMMISSION VACANCIES
Notice is hereby given that applications are being accepted for two vacancies on the Houston County Planning Commission. These three-year term appointments will begin in January 2024 and expire on December 31, 2026 The Planning Commission generally meets the evening of the 4th Thursday of each month, with additional and/or special meetings scheduled as needed.
In order to be considered, a completed application form must be submitted to the Houston County Personnel Office, Rm 208, 304 S. Marshall St., Caledonia, MN 55921, by 4:30 p.m., Friday, January 5, 2024. For an application, please visit the Houston County Website https://www.co.houston.mn.us or contact the Personnel Office at 507-725-5822. EOE
Message from the Assessor – Regarding Your 2024 Proposed Taxes
The Houston County Assessor’s Office has received quite a few calls over the last couple weeks, regarding the 2024 Proposed Tax Statements that came out recently. A common misconception is that the assessor’s office determines taxes and tax amounts. In fact, the assessor’s office only determines the class (or use) along with the estimated market value of your home or property. The classification and value of your property only works to set the percentage of the overall tax burden your property is responsible for. The amount of total taxes required to run your county, city, township, fire department, and school comes from board-approved budgets/levies, and voter-approved referendums. These budget/levy amounts are set by the county, city, township, fire department, and school board members. The amounts set by each of these entities, when combined, becomes the tax amount or tax rate.
Each fall, between the end of November and the beginning of December, proposed tax statements are mailed out. These statements show the proposed tax amount, by parcel, for the following year’s taxes. These amounts are based on the proposed levies set by your county, city, township, and school boards. Listed on this notice will be any changes to the budget/levy being proposed, compared to the prior year’s budget/levy. Also listed are the meeting dates and times for each entity’s discussion of their proposed changes. These meetings are the public’s chance to ask questions and voice concerns about the changes proposed. After the meetings, each will set their final budget/levy. Once set, these amounts will be used to determine the total amount of money needed, also known as Taxes. Increases in budgets/levies typically result in higher taxes for all property owners in that district. If you wish to voice your questions or concerns regarding tax increases, please attend these meetings.
As noted above, the role of the Assessor’s office is to determine your property’s class as well as your property’s estimated market value. There were two changes this year that may have resulted in an increase in the 2024 proposed taxes for some properties.
First, if your property is enrolled in the Green Acres program, the 13% tax deferral that was applied to tillable land for taxes payable 2023 has been removed for taxes payable 2024. Your land has not been removed from Green Acres; however, the deferral no longer applies. As a result, the taxes owed on your tillable land will be 13% higher than they were last year.
Second, if your house was built prior to 1940, a one-time value increase of roughly 25% was applied to the total value of your house. The reason this increase was applied is directly related to the recent sale prices of homes built prior to 1940. Prior to this year, older homes were not fetching the higher-than-usual sale prices we have been seeing in recent years, but the most recent sales study conducted by the Assessor’s office shows that older homes are now being purchased for higher amounts. Older homes are now selling for prices closer to those of the newer homes with comparable features. As a result of the 25% value increase on homes built prior to 1940, owners of older homes are taking some of the tax burden away from owners of newer homes.
If you have questions regarding changes to your property’s classification, estimated market value, or land programs, please contact the Assessor’s office: 507-725-5801. If you have questions or concerns regarding increases to budgets or levies, please attend the meetings listed on the front of your 2024 Proposed Property Taxes.
See the Auditor/Treasurer page and click Fortified Property tab for more details
Notice of Public Hearing and Intent of the Houston County Sheriff's Office to implement use of body cameras. Click the link below to see full notice and more details on the 422 Policy for portable audio/video recorders.
Houston County Body Camera Notice
Houston County Sheriff's Office Policy 422
Public comments can be sent to bodycam@co.houston.mn.us. Hard copies can be requested from the Houston County Sheriff’s Office, located at 306 South Marshall Street, Caledonia, Minnesota.
To read more on the Cannabis Use in Public Ordinance click the link below
Salary Compliance Notice
Chapter 156 of the Session Laws of 2005 [471.701] [SALARY DATA.]:
A city or county with a population of more than 15,000 must annually notify its residents of the positions and base salaries of its three highest-paid employees. This notice may be provided on the home page of the primary Web site maintained by the political subdivision for a period of not less than 90 consecutive days, in a publication of the political subdivision that is distributed to all residents in the political subdivision, or as part of the annual notice of proposed property taxes prepared under section 275.065.
The following information is provided pursuant to this statute:
- County Attorney - $132,513.26
- County Highway Engineer - $121,867.20
- County Sheriff - $120,390.26
Date of publication: January 23, 2024
To read the full news release for "Public Input Wanted as County Updates Hazard Mitigation Plan"
Message from the Assessor—Quintile Notice
April 17, 2023
Each year, the Assessor’s office will conduct a reappraisal of 20% of the county. This is called “Quintile”. Quintile is vital in determining the individual value of a property. By performing quintile review, the appraisers and the county assessor can determine the value of each property, based on the property’s individual characteristics. The areas the county will be doing quintile reviews this summer, starting in May, are listed below. Please look for us or for a yellow callback card on your door, indicating we stopped and have follow-up questions for you.
- Hokah Township
- Hokah City
- Houston Township
- Mayville Township
- Winnebago Township
- Yucatan Township
- 1/3 of La Crescent City
- New Construction
The state of Minnesota requires that the county assessor’s office review each property in the county once every 5 years. Inspecting properties on a routine basis will help to ensure the information recorded is correct for each property. The assessor’s office relies heavily on the cooperation of homeowners and taxpayers during quintile reviews.
When we stop at your property, we will ask questions about your home and any outbuildings. If you allow, it is helpful to view the inside of the property and any outbuildings. We will take new photos and compare the information we gather to that on file. You have the right to refuse a quintile review, however, the appraiser and county assessor are then required by law to make assumptions about your property, and you will lose the right to appeal this value, until an interior inspection is conducted. It is in your best interest to give detailed and accurate information about your property to the assessor’s office. This will ensure your property is valued fairly and accurately. Being valued accurately ensures that you do not pay more or less than your fair share of taxes.
If you have any questions, please contact the Houston County Assessor’s Office:
507-725-5801.
Message from the Assessor—2024 Valuation Notices
March 13, 2023
The Houston County Assessor would like to update taxpayers on value changes coming for the 2024 taxes payable year. The 2024 valuation notices will begin hitting mailboxes in April. This mailing will include your 2023 Property Tax Statement and your 2024 Valuation Notice. Now is the time of year to review your 2024 property value information. Please check that the property classification and homestead status is correct. Any discrepancies should be reported to the assessor’s office as soon as possible: 507-725-5801.
Last spring was the time to question 2023’s property values. Last fall was the time to question 2023’s taxes payable.
If you have questions regarding the new 2024 property value, first contact the assessor’s office. After speaking with the assessor’s office about your 2024 valuation notice, if you and the assessor are unable to agree on your valuation or classification, you may appeal to your local city or township. Local board of appeal and equalization meeting times and dates are listed at the bottom of your valuation notice. If your city or township does not hold a local board meeting, you will see “Open Book” listed. This means your appeal would be presented at the county board of appeal and equalization meeting in June. The best place to start with questions on your value is always the assessor’s office.
Real Estate Market Overview
Over the last 3 years we have seen record sales prices. Many factors contributed to this, including record low interest rates and government stimulus money. The ability for more people to now work from home has also spurred a surge of homebuyers in rural settings and small towns.
The state of Minnesota requires the assessor’s office to value properties based on sales that happened during the last sales study. The sales study for 2024 values used sales that happened between October 1st of 2021 and September 30th of 2022, when sale prices were historically high. Keep this in mind when looking over your valuation statement. Although sale prices seem to have recently stabilized, the data used to determine 2024 property values was collected between October 1st of 2021 and September 30th of 2022.
Should sale prices continue to stabilize during this current sales study (October 1st 2022 to September 30th 2023), this will be reflected on your 2025 Valuation Notice, which you will receive in the spring of 2024.
The Application of Market Trends
Another Minnesota state requirement is for assessors to apply a time trend to adjust sales to the assessment date, which is January 2nd of each year. The state will determine a monthly rate, or percentage, at which they feel sale prices have changed over the course of the sales study. This is what is called the market condition time trend. A time trend is applied to the sale price, based on a monthly percentage between the month the property sold and January 2nd of 2023. The trended sale price is then compared to the estimated market value of the home when it was sold. The higher the time trend percentage, the lower the sales ratio. A lower sales ratio requires larger value increases. The State allows assessors to appeal these time trend percentages.
This year the Houston County Assessor’s office appealed the state-issued time trend of 26%, since we did not feel the market was still increasing at this rate. The state granted our appeal, resulting in a significantly lower percent increase in values, for 2024.
The 2024 average value changes for Houston County, based on the October 1st 2021 to September 30th 2022 sales study, are listed below.
Countywide Value Increases by Property Classification*
- Commercial Buildings +10%
- Apartment Buildings +20%
- Exempt Buildings +20%
- Houses built prior to 1940 +25%
Additional Residential Building Increases by Location*
- Black Hammer Township +5%
- Brownsville City - Marina Drive +10%
- Brownsville City - Not Marina Drive +15%
- Caledonia City +5%
- Caledonia Township +5%
- Eitzen City +5%
- Houston Township +5%
- Mayville Township +10%
- Sheldon Township +6%
- Spring Grove City +5%
- Spring Grove Township +6%
- Union Township +5%
Agricultural House and Building Increases by Location*
- La Crescent Township +20%
Additional Commercial Building Increases by Location*
- Brownsville City +5%
- Caledonia City +5%
- Caledonia Township +5%
- Eitzen City +5%
- Houston City +25%
- La Crescent Township +10%
- Spring Grove City +15%
Land Value Changes*
- Brownsville City - Marina Drive Land +50%
- 100 CER Tillable Land $9,700/acre, up from $8,700 in 2023
- 70 CER Tillable Land $6,400/acre, up from $6,040 in 2023
- 24 CER or lower $1,400/acre, down from $2,000/acre in 2023
- 56-100 CER will increase $110/CER
- 55 CER will not increase/decrease
- 25-54 CER will decrease $110/CER
- Woods $3,800/acre, up from $3,300/acre in 2023
- Pasture $2,500/acre, up from $2,000/acre in 2023
- Waste $1,400/acre, down from $2,000/acre in 2023
Green Acre and Rural Preserve Deferral Amounts for Qualifying Properties*
- Tillable Land – no deferral, taxed at 100% of value
- Woods – $1,300/acre deferral, taxed at $2,500/acre
- Waste – no deferral, taxed at 100% of value
- Pasture – no deferral, taxed at 100% of value
*Please note, the value changes listed in this notice are averages, actual changes will vary based on the individual specifications of each property.
Each year the Assessor’s office will conduct a reappraisal of 20% of the county. This is called “Quintile”. Quintile is vital in determining the individual value of a property. The sales study only adjusts values on a mass scale (meaning all properties in a city or township). By preforming quintile review, the appraisers and the county assessor can determine the value of each property, based on the property’s individual characteristics.
The assessor’s office relies heavily on the cooperation of homeowners and taxpayers during quintile reviews. When we stop at your property, we will ask questions about your home and any outbuildings. If you allow, it is helpful to view the inside of the property and any outbuildings. We will take new photos and compare the information we gather to that on file. You have the right to refuse a quintile review, however, the appraiser and county assessor are then required by law to make assumptions about your property, and you will lose the right to appeal this value, until an interior inspection is conducted. It is in your best interest to give detailed and accurate information about your property to the assessor’s office. This will ensure your property is valued fairly and accurately. Being valued accurately ensures that you do not pay more or less than your fair share of taxes.
The areas the county will be doing quintile reviews this summer, starting in May, are listed below. Please look for us or for a yellow callback card on your door, indicating we stopped and have follow-up questions for you.
2023 Quintile Locations
- Hokah Township
- Hokah City
- Houston Township
- Mayville Township
- Winnebago Township
- Yucatan Township
- 1/3 of La Crescent City
New construction is appraised annually.
If you have any questions, please contact the assessor’s office: 507-725-5801.
Message from the Assessor—2023 Local Board of Appeal and Equalization Schedule
March 6, 2023
The 2024 valuation notices will be hitting mailboxes in April. This mailing will include your 2023 Property Tax Statement and your 2024 Valuation Notice. Your valuation notice will provide you with information regarding your property’s classification, estimated market value (EMV), deferrals or exclusions, and taxable market value (TMV). These classifications and values will be used to calculate your 2024 taxes payable.
Your valuation notice will also include the location of your Local Board of Appeal and Equalization (LBAE) Meeting. Not all cities and townships offer an LBAE meeting. If your location does not hold a local meeting, you may attend the County Board of Appeal and Equalization (CBAE) Meeting. The CBAE meeting is scheduled for 6:00 pm June 13th in the Commissioner’s Room of the Historic Courthouse.
If you wish to contest the property classification or value listed on your valuation notice, please contact the assessor’s office: 507-725-5801.
LBAE Schedule – 2023
PUBLIC ANNOUNCEMENT
Houston County has been alerted of a potential scam whereas a company is mailing via US Mail to county residents a preprinted ‘Purchase Agreement’ to purchase their land. Please beware and cautious before signing any document and consult an attorney before doing so.
Houston County Auditor-Treasurer
304 S. Marshall Street
Caledonia, MN 55921
EPOLLBOOKS-POLL PADS
“What is an EPollbook/Poll Pad”? It is simply an electronic roster used at the polling place to check-in voters. EPollbooks replace paper rosters. Of the 87 Minnesota Counties, 64 currently use Knowink EPollbooks. Houston County has 27 precincts that would benefit from using EPollbooks. The County currently has 12,389 registered voters. The largest City, La Crescent had 3519 voters in 2020 with a total election turnout of 92% overall for the County. As 2022 is a gubernatorial election year, we do expect high voter turnout.
- Is the Epollbook connected to the internet at the polling place and what voting data capabilities are provided with their use? No, the only time the Houston County Auditor/Treasurer will connect the EPollbook to the internet is when the ePollbooks are returned to the Auditor/Treasurer’s office. The day following the election, County Staff uploads the signed roster information to the Minnesota Secretary of State Voting Registration System (SVRS) through a secure connection. This is not a voting system. Ballots are not counted using the Epollbooks; they are used solely to check-in voters. There is no voting history stored on the EPollbook. There is no real time recording.
- Is this system cost effective for the County, even though Houston County has fewer voters than a large Metropolitan County? Yes, it is a cost effective system. This tool will save time on the back-end of the election process, thus minimizing additional staffing costs and over-time. EPollbooks add efficiency to election day registration as the EPollbook is capable of reading a driver’s license to process the registration and eliminates ineligible handwriting issues.
- Is the roster information data uploaded and stored? Yes, the data is stored for 22 months on a secured data site. The County may elect to store the data for a longer period, much like paper registration options.
- EPollbooks will work without WiFi? Yes, EPollbooks are designed to work without WIFI. Houston County will NOT connect EPollbooks to the WIFI at the poll locations.
- Will there be a backup provided to the Polling Places for the fall election? Yes, the Auditor/Treasurer’s Office will provide a backup, paper master list to each precinct in compliance with MN Statute 201.225.
- Is there federal testing governing the design of the EPollbooks? No, there is not a federal certification process or requirement. The County will continue to comply with MN Statute 201.225 regarding rosters.
- Are there precincts that would have multiples precinct voter lists? No, there is only ONE voter precinct loaded onto each poll pad.
- How many EPollbooks does the County currently have and how were they funded? The County purchased 33 EPollbooks with approximately $3,300.00 of County funds. The balance of funding was provided through the Vega Grant and some Cares Act funding.
- Why were EPollbooks not used in 2020 elections? Due to Covid 19 restrictions, the County opted not to implement and use the EPollbooks in 2020.
- Will it be a challenge to train on the EPollbooks? No, the training is straight-forward. As Auditor/Treasurer, I will have all head judges fully trained, familiar and comfortable with the operation of the EPollbook. I will also have an adequate number of other judges trained at each site.
As Auditor/Treasurer of Houston County, the integrity of any election is always my top priority. If you have additional questions concerning the EPollbooks, please reach out to me at Houston County 507-725-5815.
Donna Trehus
Houston County Auditor-Treasurer
Houston County News Release Hazard Mitigation Plan (HMP) Public Review 2024
Houston County has completed an updated raft of its Hazard Mitigation Plan (HMP) and is now seeking public feedback. Like all Minnesota counties, Houston County is vulnerable to a variety of natural hazards such as tornadoes, windstorms, severe winter storms, flooding, drought, and extreme temperatures, which can threaten the loss of life and property in the county. Planning for natural disasters minimizes the impact of events that can cause vast economic loss and personal hardship. See the links below for more information.
Houston County News Release HMP Public Review (11-12-24)
Houston County HMP Website Home Page
Houston County Mitigation Action Charts