Intangibles:<\/strong>\u00a0Prestige, tenant mix, desirability<\/li>\n<\/ul>\nIt\u2019s worth noting that the final price of a sale won\u2019t always overlap with the property\u2019s 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.<\/p>\n
What is assessed value and how is it calculated?<\/h2>\n
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\u2019s market value. For example, assessed value for commercial real estate in Georgia is 40% of the property\u2019s 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.<\/p>\n
The total property taxes collected by the municipality then go toward funding city, county, and state budgets each year.<\/p>\n
Government assessors are also tasked with updating a property\u2019s 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.<\/p>\n
Generally, a commercial property\u2019s assessed value will be driven by the same factors as its market value. This includes its location, amenities and visuals. Differences between a property\u2019s assessed value and its market value are mainly determined by how its characteristics are evaluated and the specific formula used by the local government.<\/p>\n
Approaches in Determining Market Value in CRE<\/h2>\n
When determining a commercial property\u2019s valuation \u2014 whether we\u2019re talking about investors determining market value or tax assessors calculating assessed value \u2014 there are three main approaches: the cost approach, sales comparisons<\/strong> and income capitalization<\/strong>.<\/p>\nThe cost approach<\/h3>\n
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.<\/p>\n
To apply the cost approach, these are the steps that must be followed:<\/p>\n
\n- Estimate the current market value of the land as if it were vacant and undeveloped.<\/li>\n
- 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.<\/li>\n
- Estimate value loss from building deterioration and obsolescence and subtract it from the replacement cost.<\/li>\n
- Add the land value you calculated earlier. The result is an estimated property value.<\/li>\n<\/ol>\n
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.<\/p>\n
The sales comparison approach<\/h3>\n
Using sales comparisons, also known as the market approach, involves using recent property sales to estimate the value of an asset.<\/p>\n
This method relies on extrapolating a valuation from properties with similar characteristics (called \u201ccomparables\u201d, or \u201ccomps\u201d) 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.<\/p>\n
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.<\/p>\n
The income approach<\/h3>\n
The income approach uses a property\u2019s income stream to estimate its present value.<\/p>\n
The formula for the income approach is dividing the property\u2019s 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\u2019s estimated value would be $200,000 divided by 0.05, or $4 million.<\/p>\n
The income approach can offer a great general valuation taking into account a property\u2019s income. However, it doesn\u2019t take into account any building characteristics or swings in cash flow, such as expiring leases or other downtime.<\/p>\n
In such situations, evaluators may apply derivative approaches, such as the discounted cash flow approach<\/strong>. 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.<\/p>\nIn 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\u2019s as close as possible to the real value of the property.<\/p>\n
Assessed value vs. market value: Key differences<\/h2>\n\n
\n\n\n| Category<\/th>\n | Market Value<\/th>\n | Assessed Value<\/th>\n<\/tr>\n<\/thead>\n |
\n\n| Purpose<\/td>\n | Price a typical buyer would pay in current market conditions.<\/td>\n | Determine property taxes owed to the local jurisdiction.<\/td>\n<\/tr>\n |
\n| Who determines it<\/td>\n | Appraisers, brokers, buyers and sellers through market activity.<\/td>\n | County or municipal assessor, per local tax regulations.<\/td>\n<\/tr>\n |
\n| Used by<\/td>\n | Investors, lenders, buyers, sellers, brokers and analysts.<\/td>\n | Tax authorities, local governments and property owners budgeting for taxes.<\/td>\n<\/tr>\n |
\n| Basis of calculation<\/td>\n | Income (NOI & cap rates), comparable sales and replacement cost.<\/td>\n | Assessment formulas, ratios and mass appraisal models.<\/td>\n<\/tr>\n |
\n| Influences \/ factors<\/td>\n | Current rents, occupancy, operating expenses, cap rates and buyer demand.<\/td>\n | Previous assessments, reported improvements, jurisdiction-wide trends and caps\/limits.<\/td>\n<\/tr>\n |
\n| When it’s updated<\/td>\n | Whenever the property is appraised, refinanced, marketed or sold; changes continuously with the market.<\/td>\n | On a fixed assessment cycle (e.g., annually or every few years), depending on local rules.<\/td>\n<\/tr>\n |
\n| How it can be influenced<\/td>\n | Improving NOI, upgrading the asset, repositioning, and timing a sale in a strong market.<\/td>\n | Filing assessment appeals, providing updated data, and documenting property conditions.<\/td>\n<\/tr>\n |
\n| Impact on property owners<\/td>\n | Drives equity, sale price expectations, financing terms and investment returns.<\/td>\n | Directly affects annual property tax expense and, in turn, net operating income.<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n <\/p>\n
\n\nFrequently Asked Questions (FAQ)<\/h2>\nQ: Why is assessed value often lower than the market value in CRE?<\/strong> A:<\/strong> 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.<\/p>\nQ: Is assessed value always lower than market value?<\/strong> A:<\/strong> 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.<\/p>\nQ: Can you appeal a commercial property’s assessed value?<\/strong> A:<\/strong> 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.<\/p>\nQ: Can a low market value affect mortgages?<\/strong> A:<\/strong> 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<\/strong>. Low market values can lead to banks declining loan or refinancing applications or lead to less favorable terms.<\/p>\nQ: What causes the final sale price to differ from the market value?<\/strong> A:<\/strong> Final sale prices can be higher or lower than the initial market value due to factors specific to the sale, such as:<\/p>\n\n- Negotiated changes<\/li>\n
- Shifting market circumstances<\/li>\n
- Urgency perceived by the seller or buyer<\/li>\n
- Non-arm’s length transactions between acquaintances or associates<\/li>\n
- Bidding wars between several interested parties<\/li>\n<\/ul>\n
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.<\/p>\n Q: Can market value or assessed value go down?<\/strong> A:<\/strong> 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.<\/p>\nQ: How can market value and assessed value impact CRE investment decisions?<\/strong> A:<\/strong> 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.<\/p>\nQ: Is market value or assessed value more important for a business owner looking to buy a property?<\/strong> A:<\/strong> 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.<\/p>\n<\/blockquote>\n
\n","protected":false},"excerpt":{"rendered":"Understand the difference between the market value and the assessed value of commercial property, how each is calculated, and why each is important.<\/p>\n","protected":false},"author":71,"featured_media":13682,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_publicize_message":"","jetpack_publicize_feature_enabled":true,"jetpack_social_post_already_shared":false,"jetpack_social_options":{"image_generator_settings":{"template":"highway","default_image_id":0,"font":"","enabled":false},"version":2},"_wpas_customize_per_network":false},"categories":[4014,39,2547],"tags":[2725],"class_list":["post-20729","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-featured","category-office","category-resources","tag-cre-resources","wpautop"],"acf":[],"yoast_head":"\n Market Value vs. Assessed Value in Commercial Real Estate<\/title>\n<meta name=\"description\" content=\"Market value and assessed value are two different ways of evaluating what a commercial property is worth. 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