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Lancaster County Assessor / Register of Deeds


2019 Values and the Formal Protest Process



Role of the Assessor


Why has my valuation changed for 2019?
Changes in the real estate market are the likely reason for your value change. Since the county assessor is required by law to assess all taxable property at market value, when the market changes significantly, assessed values follow suit. Assessed value changes may also be due to physical changes to your property that affected its market value. Additions, renovations, demolition of existing structures, or physical deterioration are common examples.

How does the Assessor’s office evaluate the real estate market?
The Assessor’s office studies the real estate market in each area using recent sale prices. Since sales are directly recorded in the Assessor/Register of Deed’s office, the sale information is considered up-to-date and sales are individually verified by members of the assessment staff. Sale prices are considered a strong indicator of market value, so our team compares the sale price to the last recorded assessed value. When the market trend in an area shows that sale prices have significantly increased or decreased since the last assessment, a revaluation is necessary to ensure assessments reflect market value as required by law.

How is my assessed value determined?
The assessed value of your property is based on the recent sales of properties in your area that have similar characteristics to yours (age, square footage, type of construction, etc.) A listing of the comparable sales used for residential assessment is attached to the property information page. CLICK HERE to access Lancaster County property information. A search is available by parcel ID (PID), owner name, or property address.

What if my assessed value is higher than I could sell it for?
If you have information that shows the assessed value of your property is above its market value, you are encouraged to file a formal valuation protest with the County Clerk from June 1, 2019 to July 1, 2019.

What if my property information listed is incorrect?
Accuracy of property information is important, since the value of your property is partially dependent on that information. Major errors may affect the assessed value, but minor changes may not. If you are concerned the listing information is in error, please file a formal valuation protest to meet with the staff appraiser for your property.

How do I file a formal valuation protest?
Formal valuation protests to the County Board of Equalization may be filed with the County Clerk from June 1st to July 1st. More information on the protest process can be found at this site: http://lancaster.ne.gov/clerk/prop.htm

Property taxes and the role of your assessor:
Your property tax bill represents your share of the budgets approved by local taxing bodies for their operations. Property taxes are the primary source of funding for local governments and public education. The role of your assessor is to fairly and objectively establish market value estimates for all taxable property, as accurately as possible. That valuation later determines the share of the budgets paid by each property owner. At this stage of the process, informal hearings are just that: an informal hearing to discuss your property valuation. Discussion on property taxes involve the taxing bodies, budgets, and tax rates that have not yet been established.

Can I leave feedback regarding the customer service in the Assessor's Office?
Yes. Your feedback is important and helps us ensure our customer service standards are being consistently met. To leave feedback, please email your comments to assessor@lancaster.ne.gov