Certified Tax Rate
To prevent local governments from realizing a windfall in tax revenues because of a reappraisal, state law requires that a Certified Tax Rate (CTR) be set after each mass reappraisal. The law, also known as “The Truth in Taxation Law,” provides that the certified tax rate must not raise more revenues — except on new construction – than in the prior tax year.
Historically, overall values normally rise from year-to-year, with the notable exception of the “great recession” which hit our county in 2009 – a reappraisal year. The local residential market recovered substantially by the 2013 reappraisal in most areas, and some hot spots were up by double digits, while others neighborhoods were down by single digits.
Keep in mind that the Metropolitan County Council can set the CTR, then hold a public hearing and raise the rate. This was done five times here, but not during the prior two reappraisals. Also note that if the market falls, that same CTR law could result in a certified rate higher than the prior year.
Property Tax Rates For 2016 – Payable Before March 2017
- GSD – $3.924* per $100 Assessed Value
- USD – $4.516* per $100 Assessed Value
*In 2013, Metro Finance added a third decimal place to the tax rate to ensure an accurate distribution between USD and GSD funds. The formula for calculating the USD rate is: $3.924 (GSD core) + $0.592 (USD addition) = $4.516 (USD total).
NEW CERTIFIED TAX RATE VOTED INTO LAW JUNE 2013; MAINTAINED IN 2014
The 2013 property tax rate, adopted by Metro Council in 2013 following the quadrennial mass reappraisal, was a decrease from 2012 rates. Metro Council passed, and the Mayor signed into law, a resolution establishing the new property tax rate known as the certified tax rate (CTR) for Davidson County in June. The certified tax rate for property in the urban services district (mostly the city’s core, which receives additional city services) is now $4.516* (down from $4.66), while the general services district rate is now $3.924* (down from $4.04).
Following the 2013 reappraisal, the county’s aggregate real estate value increased by 6 percent. State law prohibits a windfall from countywide property reappraisal, which occurs every four years in Davidson County and concluded in April 2013, thus the decrease to the CTR.
For more information about the certified tax rate law and the property reappraisal process, please contact the Assessor’s office at 862-6080.
For information about annual property tax calculations and collections, please contact the Trustee’s Office at 862-6330.
More information about the different tax districts:
The additional USD tax covers the more extensive services not provided to those in the GSD outside of the USD boundary, who pay only the basic GSD rate. USD services include: additional police and fire protection, sidewalks, street lighting, and garbage pickup.
There are several other tax districts as a result of “satellite cities” within the GSD (Ridgetop, Goodlettsville, Belle Meade, Berry Hill, Forest Hills, and Oak Hill). Property in these small incorporated municipalities are subject to the Metro GSD tax rate plus the city rate, if any, as adopted by the legislative bodies of those cities. Services provided by the satellite cities may differ from jurisdiction to jurisdiction.
Your assessment notice has a “Tax Jurisdiction” box which indicates if you are singly in the GSD district or if you are subject to the USD or satellite city taxes. After you have determined which taxing jurisdiction in which your property is located, select the calculator below.
How To Calculate Property Taxes
Property Taxes in Tennessee are calculated utilizing the following four components:
CLASSIFICATION BY USE RATIO
APPLICABLE TAX RATE
CLASSIFICATION is determined by the use of the taxable property. When a property is added to the tax rolls and becomes taxable, it is classified under Tennessee law in one of the classifications shown below.
The APPRAISED VALUE of each taxable property is an estimate of market value based on established set of tables, manuals, and procedures mandated by state statute to provide equal treatment of all properties in the jurisdiction for tax purposes.
The ASSESSMENT RATIO for each different class of property is established by Tennessee Constitution Art.2, § 28 and TCA § 67-5-801 state law as follows:
|Real Property||Personal Property|
|Property Classification||Ratio||Property Classification||Ratio|
The TAX RATE for each county and municipality is set by the legislative body of counties and municipalities based on the amount budgeted to fund services. These tax rates vary depending on the level of services provided and the total value of the county’s tax base.
$3.924 per $100 of assessed value or .03924
Step 1: Multiply the Appraised Value times the Assessment Ratio
$ 80,000 X 25% = $ 20,000
This gives you the property’s Assessment Value
Step 2: Multiply the Assessment Value times the Tax Rate
$ 20,000 X (3.924/100) = $ 784.80
$ 20,000 X .03924 = $ 784.80
This gives you the amount of the county property tax bill for this particular property.
*If your property is also in the USD, or a Satellite City, follow the same steps using the tax rate appropriate to the property’s address to figure your tax bill.
*The billing amount you receive on your actual tax bills may vary slightly based on the method used for rounding.
Note: The tax rates for the current tax year are established by Metro Council in July of that year. The best possible estimate of taxes made between January 1st and July is done by utilizing the tax rates from the previous year.
Local Tax Rates
|Year||Tax Rate||Year||Tax Rate|
Years in italic were Reappraisal years.
*2013 is the first year that Metro has added a third decimal place to the tax rate. This is to ensure an accurate distribution between USD and GSD funds.