A.CRE

Millage Rate

The rate used to calculate the property tax on real property. This is calculated in increments of $1,000, with each “mill” representing 0.1% of the property’s taxed assessed value (often lower than market value). For example, if a property’s tax assessed value is $20,000,000 and has a millage rate of 20, then its property tax would equate to $400,000 ($20 for every $1,000 of value). In many jurisdictions, the millage rate is converted to a percentage (mill rate ÷ 1000) and quoted as a property tax rate for ease of calculation.

Putting “Millage Rate” in Context

Scenario Overview

Southeastern Pension Partners (SPP), a large institutional investor focused on stable, income-producing assets, is acquiring Magnolia Ridge Apartments, a 250-unit market-rate multifamily property in Frisco, Texas. Frisco, located in the Dallas-Fort Worth metroplex, is a rapidly growing area, driving competitive property valuations. The property’s current tax assessed value is $40 million, with a millage rate of 0.021951.

Texas is a non-disclosure state, meaning sales prices are not publicly disclosed. The assessed value of properties is determined annually by local appraisal districts and may lag behind actual market values. Over the past five years, market values in Frisco have increased by 30%, while the tax assessed values have risen by only 20%. This discrepancy raises concerns about a potential “catch-up” reassessment. SPP is using the millage rate to project property tax liabilities over the next several years, considering Texas’s 10% annual cap on assessed value increases.

Understanding the Millage Rate and Property Taxes

A millage rate represents the amount of property tax owed for every $1,000 of assessed value. For Magnolia Ridge Apartments, the current millage rate of 0.021951 translates to $21.951 in property taxes for every $1,000 of assessed value. This calculation provides the basis for determining the property’s annual tax liability.

Formula:

Property Tax = (Assessed Value ÷ 1,000) × Millage Rate

Calculation (Current Tax Liability):

Property Tax = ($40,000,000 ÷ 1,000) × 0.021951
Property Tax = $878,040 annually

Projecting Future Tax Liabilities

SPP recognizes the possibility of future reassessments as the local appraisal district adjusts assessed values closer to the property’s $50 million estimated market value. Given the 10% cap on annual increases in Texas, SPP projects the following increases in assessed value and resulting property taxes:

  • Year 1 Assessed Value: $40,000,000 × 1.10 = $44,000,000
  • Year 2 Assessed Value: $44,000,000 × 1.10 = $48,400,000
  • Year 3 Assessed Value: $48,400,000 × 1.10 = $50,000,000 (capped at market value)

Using the millage rate, SPP calculates property tax liabilities for each year:

  • Year 1 Tax: ($44,000,000 ÷ 1,000) × 0.021951 = $965,844
  • Year 2 Tax: ($48,400,000 ÷ 1,000) × 0.021951 = $1,062,578
  • Year 3 Tax: ($50,000,000 ÷ 1,000) × 0.021951 = $1,097,550

Strategic Considerations

Understanding the millage rate is essential for accurately estimating property tax obligations. While Texas’s 10% annual cap on assessed value increases provides some protection, SPP must prepare for rising taxes as the property’s assessed value aligns with its market value. Property tax expenses significantly impact cash flow, making it critical to account for future adjustments in underwriting and financial planning.

By closely monitoring annual reassessments and adjusting reserve allocations for taxes, SPP aims to mitigate risks and ensure Magnolia Ridge Apartments continues to meet its financial performance goals.

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