Market Value vs. Assessed Value — Differences in Commercial Real Estate

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Key Takeaways

• Market Value: The price a willing, informed buyer would pay in an open market. It is highly fluid and influenced by amenities, location, and real-time vacancy rates.
• Assessed Value: A figure determined by government assessors specifically for property taxes. It is often a fixed percentage of market value (e.g., 40%) and updated on a set schedule.
• The Valuation “Big Three” Methods:
  • Cost Approach: Adding land value to the current cost of rebuilding the structure, minus depreciation.
  • Sales Comparison: Benchmarking the property against recently sold “comps” with similar features.
  • Income Approach: The primary method for commercial assets, calculated by dividing Net Operating Income (NOI) by the Capitalization Rate.
• Regulatory Protections: Some jurisdictions implement caps (like California’s 2% limit) to prevent tax bills from skyrocketing during market surges.
• Pricing Discrepancies: The final sale price often differs from the market value due to specific contract negotiations and individual buyer urgency.

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Market value represents how much an ideal buyer would pay for the property today, while assessed value is determined by government assessors for tax purposes. Both are crucial for business owners as well as commercial real estate professionals making investment and tax decisions.

Here is a rundown of what assessed value and market value are calculated, what influences them in commercial real estate and the key areas in which they differ.

What is market value in commercial real estate?

Market value, alternatively known as fair market value, is what a ready and able buyer is willing to pay for a specific property at a specific point in time. This means that market value is a moving target driven by supply and demand, fluctuating based on property characteristics as well as market conditions.

Here are some factors that influence market value in commercial real estate:

• External: Building style, green space, onsite parking
• Internal: Modern lobbies, amenities, property class
• Market conditions: Vacancy and absorption rates
• Location: Proximity to transit, city amenities
• Intangibles: Prestige, tenant mix, desirability

It’s worth noting that the final price of a sale won’t always overlap with the property’s prior market value. This is because the market value is a generalization, while the final sale price may include other clauses from the negotiation process.

What is assessed value and how is it calculated?

Assessed value is determined by government assessors to determine the value of a property in order to levy taxes. Most states simply define assessed value as a percentage of a property’s market value. For example, assessed value for commercial real estate in Georgia is 40% of the property’s market value. However, some jurisdictions use specific formulas for assessment, while the final taxable value may be further modified by tax exemptions, local tax areas and more.

The total property taxes collected by the municipality then go toward funding city, county, and state budgets each year.

Government assessors are also tasked with updating a property’s assessed value at regular intervals. To prevent significant spikes in property taxes, some states limit the percentage by which property taxes can increase each year. For example, Proposition 13 in California caps tax increases to 2% per year. However, if the property changes ownership or there are major changes or renovations, property taxes may be reset.

Generally, a commercial property’s assessed value will be driven by the same factors as its market value. This includes its location, amenities and visuals. Differences between a property’s assessed value and its market value are mainly determined by how its characteristics are evaluated and the specific formula used by the local government.

Approaches in Determining Market Value in CRE

When determining a commercial property’s valuation — whether we’re talking about investors determining market value or tax assessors calculating assessed value — there are three main approaches: the cost approach, sales comparisons and income capitalization.

The cost approach

The cost approach is a valuation method that separates the value of the building from the land it was built on in an attempt to get as close to its real value as possible.

To apply the cost approach, these are the steps that must be followed:

1. Estimate the current market value of the land as if it were vacant and undeveloped.
2. Calculate the current total cost to build a reproduction of the current property. This includes materials, permits and labor costs, all at current rates and with modern methods.
3. Estimate value loss from building deterioration and obsolescence and subtract it from the replacement cost.
4. Add the land value you calculated earlier. The result is an estimated property value.

The cost approach can give a great picture of the current value of a building, but it can prove limited in areas with little comparable vacant land or when depreciation is hard to assess. It also does not take into account the ebb and flow of market conditions.

The sales comparison approach

Using sales comparisons, also known as the market approach, involves using recent property sales to estimate the value of an asset.

This method relies on extrapolating a valuation from properties with similar characteristics (called “comparables”, or “comps”) in the same market or area. Appraisers then make adjustments to account for differences in building age, condition, size and any other ways in which the properties diverge.

This method is most effective in high-volume markets where there are many comparables that are as close as possible to the property being evaluated. In smaller markets or in the case of properties with unique features that are difficult to compare, the sales comparison approach may be suboptimal.

The income approach

The income approach uses a property’s income stream to estimate its present value.

The formula for the income approach is dividing the property’s net operating income (NOI) divided by its estimated capitalization rate. For example, for a property with an NOI of $200,000 and a cap rate of 5%, the property’s estimated value would be $200,000 divided by 0.05, or $4 million.

The income approach can offer a great general valuation taking into account a property’s income. However, it doesn’t take into account any building characteristics or swings in cash flow, such as expiring leases or other downtime.

In such situations, evaluators may apply derivative approaches, such as the discounted cash flow approach. This approach is similar to the income approach while also attempting to predict future changes in revenue, expenses and trends in the real estate market. Tax assessors also rely on complex statistical tools known as mass appraisal models to calculate the assessed value of a large number of properties.

In conclusion, no assessment approach is flawless or generally applicable in all situations. Because of that, most evaluators use a combination of approaches to get to a number that’s as close as possible to the real value of the property.

Assessed value vs. market value: Key differences

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Frequently Asked Questions (FAQ)

Q: Why is assessed value often lower than the market value in CRE? A: A property’s assessed value is often a percentage of its market value as calculated by government tax appraisers, meaning that assessed value is often a fraction of a building’s real worth. Because it’s calculated yearly or every few years, the assessed value can also fall behind market changes.

Q: Is assessed value always lower than market value? A: In the vast majority of cases, the assessed value will be lower than the market value. However, in sharp market downturns, the assessed value may take some time to adjust, resulting in cases where the assessed value is comparable or even higher than the market value.

Q: Can you appeal a commercial property’s assessed value? A: Yes, property owners can appeal a commercial property assessment if they believe it is inaccurate. This is usually done through the local Board of Equalization within a specific deadline after you receive the initial assessment.

Q: Can a low market value affect mortgages? A: Yes, a low market value can negatively impact your ability to access a mortgage or other type of commercial loan by impacting how much you can borrow. This is generally referred to as the loan-to-value (LTV) ratio. Low market values can lead to banks declining loan or refinancing applications or lead to less favorable terms.

Q: What causes the final sale price to differ from the market value? A: Final sale prices can be higher or lower than the initial market value due to factors specific to the sale, such as:

• Negotiated changes
• Shifting market circumstances
• Urgency perceived by the seller or buyer
• Non-arm’s length transactions between acquaintances or associates
• Bidding wars between several interested parties

It’s also possible that the initial appraisal missed the mark and further inspection changed how much the buyer is willing to pay for the property.

Q: Can market value or assessed value go down? A: Yes, market value can go down due to supply and demand dynamics or due to property degradation without maintenance. Assessed value often follows suit in these cases, though it may take some time for the drop to be fully reflected.

Q: How can market value and assessed value impact CRE investment decisions? A: Market value and assessed value are both major driving forces in commercial real estate investment. Investors will start with an estimated internal valuation, comparing it to the seller’s asking price to decide if they want to open negotiations. Assessed value also factors into the equation when investors are sizing up the tax burden they would take on if they decide to move forward with a purchase.

Q: Is market value or assessed value more important for a business owner looking to buy a property? A: Generally, market value is more important for business owners or investors as it’s a more direct reflection of a property’s real worth. Assessed value is usually in consideration when calculating property taxes.

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