Oregon State Property Tax

This information is as of July 1, 2008 to answer the many tax questions from buyers looking to relocate to the Coos Bay/North Bend area. This information applies to the state and Coos County because each county is different.

We are NOT an expert on the tax system for the state or Coos County; this is a personal understanding. Please verify this information and all property tax questions directly with the Assessor’s Office. . If you have any additional questions, need more information or for questions about a specific property, contact the Tax Assessors Office at 541.396.3121 ext. 274 or email: ccaoassr@co.coos.or.us

In Oregon, property taxes help support the police, fire protection and education. The amounts of property taxes are based on 2 things; one is the assessed value of the property and second is the amount of taxes that each taxing district is authorized to increase each year. The Oregon constitution places limits on both of these factors. The limits were put in place in 1996 & 1997 by Measures 47 & 50 which affected the assessment of property taxes; the following is a brief explanation.

The average tax rate in Coos County is different for city vs. county properties. City property taxes range from $12 to $18 per $1,000 of assessed value and county property taxes range from $8 to $15 per $1,000 of assessed value. The assessed values average about 56% of real market value overall and run about 46% on residential properties.

The Real Market Value (RMV) is the value the assessors office places on the property based on visits or area appraisals. This number will include the land and improvements.

The Maximum Assessed Value (MAV) is the taxable limit established for each property. The first MAV for each property was set in the 1997-1998 tax year. For that year, the MAV was the property’s 1995-1996 RMV, minus 10%. The MAV can be increased for 2 reasons; a 3% annual increase or specific property events such as an addition or remodel which will increase the properties value.

The Taxable Assessed Value (TAV) is the lower of the RMV and the MAV. For example; if a property RMV is $250,000 and the MAV is $122,000 then your TAV is $122,000. The MAV will increase each year 3% and your taxes will rise based on that increase. Should the RMV and the MAV meet, then the taxes are based on the lower of the 2 numbers.

The way the tax system is structured, sometimes there are homes on the same street that are almost identical with very different taxes. Also, property taxes can and will continue to increase as the market value for the home decreases.