Determining Market Value

State law requires that the value and classification of real estate be established as of January 2 each year. All good sales and transactions of property are reviewed annually through statistical analysis to make determinations about market conditions and adjustments that are required to meet the Minnesota Department of Revenue guidelines for equalization.

Valuation Process

Sales Analysis & Review

A review and analysis of all good sales for every property classification and jurisdiction is performed.

Gathers information

The appraiser gathers information on all physical characteristics of the property that affect market value, such as size, age, quality, basement finish and extra features, such as fireplaces, extra baths, walkouts, etc.

Views property

Appraisal staff has been assigned a quintile review to meet the state requirements of viewing properties approximately every fifth year. In addition, all new construction, alterations or improvements that contribute to market value will be viewed in the appropriate year.

Estimates value

All physical property characteristics are entered into a computerized system which creates a model to value the properties and is driven by actual sales. The market values estimated by the assessor should be at, or very close to, the amount the property would sell for if placed on the open market as required by Minnesota Statutes.

The State Board of Equalization reviews our annual assessment and has standards requiring the overall level of assessment to be between 90% and 105% of market value. The State Board of Equalization does and will make adjustments to our annual assessment to ensure compliance with this policy.


A Value Notice is mailed in the spring to each property owner. The assessment on January 2 forms the basis for the following year's tax. That is, the value and classification on January 2, 2018, is used to calculate the tax payable in 2019.