Changes apply to almost 1,200 mobile homes in county
The base costs used to value many mobile homes in the county are increasing.
The Gilmer County Board of Tax Assessors approved changes in those base (or per-square-foot) cost figures when meeting Monday, Nov. 22.
The changes will apply to mobile homes in the county that are valued using cost approach, rather than NADA (National Automobile Dealers Association) pricing, noted Theresa Gooch, chief appraiser.
Approximately 1,200 mobile homes in the county will be affected, Gooch said. There are almost 3,000 mobile homes in the county total, she added.
“We value mobile homes based on NADA when we know the make and model. NADA had about a 12 percent increase on their values (this year), and a larger increase the year before. We studied the market, looked at our comparisons and got some local and online data (before) recommending the base rate be changed for mobile homes valued on cost approach, which means we do not have their NADA information,” Gooch told board members Gary Engel, John Williamson, Bill Logan and Tom Porter.
The base costs were last adjusted in 2019, Gooch said. Depreciation and condition will still be taken into consideration when valuing the mobile homes, she noted.
A brand-new singlewide mobile home currently runs around $55,000 and a brand-new doublewide around $95,000, Gooch said.
“We’re seeing these mobile homes selling and selling with property. To be fair and uniform, I think it’s important we keep up with these base rates. Based on our market study and talking to local dealerships, for 2020-21 they are seeing a steady increase in the value. In order to keep up with the market and increases, we’re trying not to fall behind the curve,” Gooch said.
The assessors office can switch mobile homes to NADA pricing if an owner files an appeal after receiving their assessment notice, then provides a title listing the make and model of the home, Gooch noted.
Attending board members expressed surprise at the base cost increases, some of which have almost doubled since the last adjustment. For example, based on assessors office information, a 14x60 singlewide in average condition previously valued at $38.55 per square foot will now be valued at $65.81 per square foot.
“I ran these numbers as much as I could because of them almost doubling. These were actually conservative compared to what these dealers kept telling us they should be. My objective is to stay as current as we can, so we’re not coming back with tripling,” Gooch said.
Prebill mobile home notices should go out in January or February, and owners will have until April 1 to file an appeal, she noted.
“(With) real property, you get an assessment notice in May. On prebill, their bill is their assessment notice,” Gooch said.