Leonard Sullivan-Oklahoma County Assessor, 320 Robert S. Kerr #313, Oklahoma City, OK 73102
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Oklahoma County Assessor
Appraisal Department



The assessment process plays an important role in local government. Equitable assessments assure property owners that they are asked to pay only their fair share of the cost of operating libraries, schools, police protection and other necessary services.
Physically re-inspect property every 4 years.


Oklahoma statutes require the County Assessor’s office to maintain all real estate values and to physically inspect each parcel at least once every four years. Staff appraisers visit the properties and note any changes in the physical attributes. This information is stored by the assessor, updated and maintained for current and future use in the assessment process.


Purpose of Appraisals
The purpose of the appraisals generated by the Oklahoma County Assessor’s office is to estimate the market value for ad valorem tax purposes only. The effective date of the appraisals is January 1 of each year.

Definition of Market Value
"Market Value" is defined as the probable sale price of a property in terms of money in a competitive and open market, assuming that the buyer and seller are acting prudently and knowledgeably, allowing sufficient time for the sale, and assuming that the transaction is not affected by undue pressures.

Both economic and legal definitions of Market Value have been developed and refined.  A current economic definition agreed upon by agencies that regulate federal financial institutions in the United States is: The most probable price (in terms of money) which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus.  Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby:

  • The buyer and seller are typically motivated.

  • Both parties are well informed or well advised, and acting in what they consider their best interests.

  • A reasonable time is allowed for exposure in the open market.

  • Payment is made in terms of cash in United States dollars or in terms of financial arrangements comparable thereto.

  • The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale.

Foreclosure Sales - are generally considered invalid as armís-length transactions if they involve government agencies; charitable, religious, or educational institutions; financial institutions as buyer or seller; transactions between rela≠tives or corporate affiliates; sales settling an estate; forced sales resulting from a judicial order; or sales of doubtful title.

A foreclosure sale usually does not have the same market value as an armís-length sale in a healthy market. Compared to an armís-length sale, a foreclosure has a number of hurdles that must be crossed before it can be considered a compa≠rable. Foreclosures from Freddie Mac (Federal Home Loan Mortgage Corporation) are usually auctioned off, requiring a cashierís check for the entire price on the day of the auction. An armís-length sale occurs when both parties act in their own best interest with no duress to complete the transac≠tion. Typically, a foreclosure sale represents a wholesale or discounted price rather than a retail price.

Mass Appraisal Methodology (O.S. ß, Title 68. Revenue and Taxation, Chapter 1 - Tax Codes, Article 28 - Ad Valorem Tax Code, Section 2829)
A. Each county assessor, in order to comply with the provisions of Section 17 of this act requiring the annual valuation of all taxable real and personal property within the county, shall establish the fair cash value of such taxable property using an accepted mass appraisal methodology.

B. For purposes of this section "accepted mass appraisal methodology" shall mean the process for making estimates of fair cash value for a property about which no direct or timely information is available concerning economic value by using known information about the property characteristics, location, use, size, sales price and other information of similar properties. Such mass appraisal methodology may include multiple regression analysis or other statistical techniques for mass appraisal. If information of similar properties is not available in the taxing jurisdiction, the county assessor may use other applicable regional or national information to annually determine the fair cash value of a property estimated at the price it would bring at a fair voluntary sale as provided in Section 17 of this act.

C. Each county assessor shall utilize the information gathered from the visual inspection of real property conducted during each year of the four-year cycle for such inspections and shall conduct such statistical calculations using the data so acquired together with sales price or other information available as may be required to make accurate estimates of fair cash values for all taxable real or personal property within the county each year. The results of such calculations shall be recorded on the assessment roll of the county on an annual basis in order to reflect any increase or decrease in the fair cash value of any property in any year.

D. The statistical analysis required by this section shall be performed within each county using such computer facilities as may be available, but shall be conducted in accordance with procedures established for the uniform mass appraisal program established by the Oklahoma Tax Commission.

Analysis of Market Values
Once market values have been calculated based on information gathered by the property appraisers, the values are analyzed to determine how accurate and equitable they are. The property appraiser does not create market value. The buying and selling of property by the general public establishes the value of property in the real estate marketplace.

A comparison of assessments to sales prices is performed to determine ratios, which are then used to measure the levels and uniformity of assessments. Sales ratio studies by neighborhood, type of property and other characteristics are performed on a regular basis to assure uniformity of values.

Sales File
The county has an inventory of sales that have occurred and the latest are stored on the CAMA (Computer Assisted Mass Appraisal) records. This data is collected through numerous sources some of which include deeds, sales letters to buyer and seller and in many cases actual telephone contact.     
(O.S. ß, Title 68. Revenue and Taxation, Chapter 1 - Tax Codes, Article 28 - Ad Valorem Tax Code, Section 2821, paragraph E)  The county assessor shall maintain a comprehensive sales file for each parcel of real property within the county containing relevant property characteristics, sales price information, adjustments to sales price for purposes of cash equivalency, transaction terms and such other information as may be required in order to establish the fair cash value of taxable real property.

Notice of Valuation
If the county assessor increases the valuation of any property over the assessment from the preceding year, notification in writing will be sent to the person in whose name any such property is listed. This refers to the assessment notice that is typically mailed during the months of February, March & April to property owners concerning changes in the value of their property.  It contains information such as the Current Market Value, Taxable Market Value (3%-5% limitation), Assessment Ratio, Gross Assessed Value as well as the date it was mailed.  If property owners disagree with this change they must request an informal hearing with the Assessor's Office within the specified time frame regarding any change. 

Appealing the Market Value

You may appeal your valuation within thirty (30) calendar days from the mailing date shown on the notice of valuation (NOV).  You may appeal in person at 320 Robert S. Kerr, 4th Floor Room 417, Monday through Friday between 8 a.m. and 4:45 p.m. and an informal hearing will be held at that time OR you may make a WRITTEN request for a telephonic informal hearing by sending a letter, fax, or email with supporting documentation challenging the valuation.  Requests for telephonic hearings must include owner name, account number(s), legal description(s) and daytime phone number.

A taxpayer may file a complaint if the valuation of property has not increased or decreased from the previous year if the complaint is filed on or before the first Monday in May.  Such complaint shall be made upon a form prescribed by the Oklahoma Tax Commission.

The Assessor’s staff will conduct an informal hearing considering all evidence presented.  Final action, concerning the informal appeal, will be taken within five (5) working days of the informal hearing. Notice of this action will be mailed to taxpayer.

Within ten (10) working days of the date this notice is mailed or delivered, the taxpayer may file an appeal with the county board of equalization(BOE).

Property owners who appeal are encouraged to perform careful research and submit copies of evidence during each step of the appeal process.

Frequently Asked Questions

I just purchased my property, why have you valued it for more than I paid for it?

There are numerous types of sales occurring throughout the county. Some of which are less than market as well as some more than market. Market value must be viewed as a willing buyer and willing seller without any undue pressure to buy or sell. For example if an individual is transferred from the county or inherits property, they may choose to sell below the market to rid themselves of the burden of trying to maintain two households. On the other hand one might choose to purchase a home above the indicated market value for reasons such as location to ones employment, relatives, schools and fondness of the overall structure and layout of the property. These, along with other sales that have occurred in the neighborhood, must be considered. We determine what the majority of similar properties are selling for, in that neighborhood, and apply those findings in terms of market value.

How can my property be worth more if I haven’t done anything to it?

Property values are based on the activity in the marketplace. If homes, similar to yours, are commanding a higher price one would have to assume yours would be worth similar amount.

Why should I be penalized for somebody else paying a high price for a home in my neighborhood?

It isn’t a penalty. Although it does occur, few people will pay more for something than it is worth. Therefore if a number of homes similar to yours are selling for more based on the price paid by newcomers to you neighborhood, it increases the marketability and market value of your property should you decide to sell.

I have an older home in an area where they are building new homes. How will this affect my property value?

The newer homes will not have a direct affect on your value. We will, for valuing purposes, compare your home to similar properties in terms of age, condition and size as well as a number of other variables.

If you didn’t increase my market value, why did my taxes increase?

The County Assessor does not establish the amount of taxes you pay. If the market value placed on your property by the assessor remained the same as the previous year, the increase in you taxes can probably be attributed to an increase in millage rates within your particular school district. Millage levels are controlled by a vote of the people not the County Assessor.  Follow the link to the right to calculate your taxes.

Do you visit each home in the county?

Yes, Oklahoma law requires us to visit all properties once every four years.

What if I think the value placed on my property is wrong?

If you feel the Assessor has made a mistake in valuing your property, you may file an appeal with the Assessor’s office. (form (OTC #974) prescribed by The Oklahoma Tax Commission)

How can my property increase in value if it is getting older?

In order to establish a market value for your property we must analyze the market in your neighborhood. While the homes similar to yours in terms of characteristics such and condition and age, are selling for more one would have to think your property would command a similar price.

Will my value increase every year?

The value of your property is based on the market in your neighborhood. If the values in your area, based on sales, should increase we must increase the entire neighborhood to maintain current market values as required by law. However, if the values were to decrease based on the sales occurring we again must make the necessary adjustments and maintain the current market value by decreasing the values in the neighborhood.

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