What is the Nebraska assessment date, and what value am I protesting?
What is the Nebraska assessment date, and what value am I protesting?
Nebraska assesses real property as of January 1 at 12:01 a.m. each year, so your protest challenges the value assigned for that January 1, judged against the property's actual (market) value.
Nebraska ties every year's valuation to a single date.
The valuation date. Under Neb. Rev. Stat. §77-1301, real property is assessed as of January 1 at 12:01 a.m. (the valuation/lien date), with the assessment completed by March 19 (or March 25 in counties of 100,000+). The value you protest reflects that January 1 snapshot.
What you are protesting. You are challenging whether the assessed (actual) value for that January 1 is too high relative to what the property is worth. For residential property, recent comparable sales are the test.
Why the date matters for evidence. Comparable sales closest in time to the January 1 valuation date carry the most weight; sales from the months around that date are the strongest support for a Form 422 protest.
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