1. Why does the Assessor's office exist?
2. What is the responsibility of the Assessor in the property tax system?
3. What is a Property Identification Number (PIN)?
4. How are your Real Estate taxes determined?
5. What is Estimated Market Value (EMV)?
6. How is market value ESTIMATED?
7. Why has my value gone up?
8. How does the assessor determine the Estimated Market Value?
9. Does the Estimated Market Value increase at the same rate on all properties?
10. Can my Estimated Market Value change even if the assessor has not been inside my property?
11. What will happen to my Estimated Market Value if I improve my property?
12. Will my Estimated Market Value go up if I repair my property?
13. What can I do if I think the Estimated Market Value is too high?
14. What is Limited Market Value (LMV)?
15. Are Property Estimated Market Valuation increases limited to 15%?
16. That factors affect my property taxes?
17. Who determines my property tax?
18. If property values are increasing, does this mean more tax dollars for Governmental units?
19. What is Classification?
20. How can I judge the accuracy and fairness of my value and classification?
21. Who Qualifies for Homestead?
22. What is a Special Assessment?
23. Why is the amount on my tax statement different than what was shown on the Notice of Proposed Taxes that I received in November?
24. How can I obtain information on the Minnesota Property Tax Refund program?
    
    

1.	Why does the Assessor's office exist? In Minnesota, property taxes provide most of the funding for local government services. Each property’s share of the property tax burden is determined according to its VALUE and USE. The Assessor’s Office collects, tabulates and updates property data annually for further county calculations. The dollar amount required to cover operating expenses of local governments is levied by each township, city, school district or county to pay for services required by local citizens. This translates into an annual property tax bill due and payable for each individual property. [back to top]
2.	What is the responsibility of the Assessor in the property tax system? County assessors estimate property market values and classify them according to their use for property tax purposes. Each year the assessor reviews the market valuation of your property to determine if changes in the real estate market require a change in the estimated market value. Minnesota law requires that assessors actually view each parcel of real estate every five years to appraise its market value. In addition, each year the appraiser inspects parcels with new construction, alterations or improvements. [back to top]
3.	What is a Property Identification Number (PIN)? It is a unique number assigned to each piece of real estate in Watonwan County. The PIN, also known as Parcel Number or Parcel Identification Number, is printed on the Property Tax Statement, the Valuation Notice, Proposed Tax Statement, and various other documents related to real estate taxation or assessment. [back to top]
4	How are your Real Estate tax?es determined Taxing jurisdictions such as the county, schools, cities, and townships, adopt their levy after public hearings. The levies are certified to the County Auditor who then calculates the tax rates. The taxes you pay are proportionate to your estimated market value and use classification of your property as observed by the Assessor’s Office. Similar properties with their differing amenities and sales prices are used as a comparison with other properties that have not sold, to estimate their value. [back to top]
5	What is Estimated Market Value (EMV)? It is the most probable price, as of a specified date, in cash, or in terms equivalent to cash, or in other precisely revealed terms, for which the specified property rights should sell after a reasonable exposure in a competitive market under all conditions requisite to fair sale, with the buyer and seller each acting prudently, knowledgeably, and for self-interest, and assuming that neither is under undue duress.In summary, market value is the price that would tend to prevail under typical, normal, competitive open market conditions. [back to top]
6	How is market value ESTIMATED? The assessor visits your property to record the existence and character of improvements that contribute to its market value. The assessor collects sales information on all types of property, and studies characteristics such as location, size of the parcel, improvements and amenities that affect what buyers would pay for your property. Local sales will impact local values. The assessor uses actual sales of similar properties in your neighborhood to estimate what buyers would pay for your property. (A single sale does not make a market.) [back to top]
7	Why has my value gone up? Property values are based on the typical sales prices fluctuate with general market conditions such the general economy, property locations, supply and demand, demographic changes, new constrution and changes in tax laws. By Minnesota state laws, as property values change in the market place, those changes must be reflected in the assessor’s Estimated Market Values. [back to top]
8	How does the assessor determine the Estimated Market Value? The Watonwan County Assessor’s office uses a mass appraisal process for estimating market values. This system involves the comparisons between similar properties and actual market sales in a neighborhood. All sales information collected by the assessor’s office is closely analyzed. The assessor’s office adjusts market values by comparing properties that sold with properties that have not sold. This sale comparison by means of substitution provides the basis for the assessor’s Estimated Market Value. [back to top]
9	Does the Estimated Market Value increase at the same rate on all properties? No, it does not. There are differences between individual properties and between neighborhoods. In one area the sales may indicate a large increase in value in a given year. In another neighborhood there may be very little or no change in value. Different types of property within the same neighborhood may show different value changes. There are numerous factors to be considered in each property, which will cause value changes to differ. Some of the factors that can affect value are location, condition, size, quality of construction, the number of baths, basement finish, garages, and many others. [back to top]
10	Can my Estimated Market Value change even if the assessor has not been inside my property? Yes. The assessor keeps records on the physical characteristics of each property in the County. Even thought the assessor may have been unable to go through your property, the Estimated Market Value will still be reviewed based on the existing records and/or sales of similar property. [back to top]
11	What will happen to my Estimated Market Value if I improve my property? Generally speaking, improvements that increase the market value of a property will increase the assessor’s Estimated Market Value. [back to top]
12	Will my Estimated Market Value go up if I repair my property? Good maintenance will help retain the market value of your property. Generally, your Estimated Market Value will not be increased for individual minor repairs such as those that follow. However, a combination of several of these items could result in an increase in your Estimated Market Value. -Repairing or replacing roof -Repairing porches or steps -Repairing original siding -Painting/decorating -Replacing plumbing or electrical fixtures [back to top]
13	What can I do if I think the Estimated Market Value is too high? You are encouraged to first contact your Assessor’s Office and discuss the assessment with the appraiser for your property.You have the right to appeal the estimated market value. The methods of appeal are detailed on the back page of your estimated market valuation notice also known as your Valuation and Classification notice that is mailed to all property owners around March. [back to top]
14	What is Limited Market Value (LMV)? Limited Market Value was created by the legislature in an effort to “limit” how much value a property owner could be taxed on each year. The Limited Market Value (LMV) has no effect on the appraiser’s Estimated Market Value (EMV). It only affects the amount of value the property is taxed on – the Taxable Market Value (TMV). It should be noted that the LMV and TMV are statutory calculations – assessors do not set them and they cannot be appealed by the taxpayer. [back to top]
15	Are Property Estimated Market Valuation increases limited to 15%? No. There is not a limit on how much a property value can increase or decrease.There is, however, a limit on how much the Limited Market Value (LMV) may increase from the previous year. For property taxes payable 2008, the LMV increase is limited to 15% of the previous year value, or 1/2 of the difference, whichever is higher. The limit does not apply to new construction or commercial property. While the valuation increase may affect your overall tax, the amount your property tax can increase is not limited. [back to top]
16	What factors affect my property taxes? There are a number of items that affect your property taxes. The following are those that traditionally have had the largest impacts:   -Changes to the tax levy (amount of money requested by taxing jurisdictions for operations) made by the city, county, school district or special taxing districts. -Changes to the market value estimate of you property. -Changes in the market values for the area or a particular type of property. -Legislative changes to the property classification rates, state aid formulas and other tax laws. -Legislative unfounded mandates (usually seen as an increase in local government tax levy) -New taxes approved by referendum. [back to top]
17	Who determines my property tax? There are three entities that have a role in determining your property tax. The State Legislature establishes property classes and class rates, the state determines levels of state aid to local units of government, sets the amount of homestead credit, sets the State Tax Rate and mandates unfunded programs to local government. Local units of government determine their tax levy amount. The county assessor assigns each property a market value estimate and property use classification as provided by state statute. The property tax is the result of actions taken by all three entities (the State Legislature, Local Governments and the County Assessor). [back to top]
18	If property values are increasing, does this mean more tax dollars for Governmental units? No. Governmental units must set a tax levy each year. A tax levy is the amount of money that the local government budgets (minus any revenues or fees). The resulting dollar amount is collected by means of the property tax. Increasing the tax levy is the only way that a governmental unit will receive more property tax dollars. If a local government doesn’t increase its levy, property owner’s may still see increases in property taxes for that local government if their property values are increasing faster than other property – other property owners are seeing tax decreases.Property tax is elastic. It can be adjusted to control the flow of revenue. Because the government only receives what they levy, there is no surplus or deficit. [back to top]
19	What is Classification? Classification is a definition of how the property is USED, determined by its ownership and use. Classifications such as residential, seasonal, commercial and agricultural describe the primary use of a property, and affect the amount of property tax paid. By state law, various classes of property are taxed at different rates. For example, two neighboring homes of equal value will be taxed at different rates if one is homestead and one is a non-homestead property. Class rates are created and defined by the Minnesota State Legislature. New homeowners should contact their assessor to apply for the preferential homestead classification rate. [back to top]
20	How can I judge the accuracy and fairness of my value and classification? The assessor who estimates the value and classifies your property should be your first contact if you have questions or want more information. If you are not sure who your assessor is, call the Watonwan County Assessor’s Office. Your assessor can review your parcel records with you, review local sales activity, and general market trends. You can also review how other properties are valued and classified to judge if your property is fairly valued and classified. [back to top]
21	Who Qualifies for Homestead? To qualify for the homestead classification you must: -occupy the property as you primary residence -be one of the owners of the property or a relative -be a Minnesota resident [back to top]
22	What is a Special Assessment? A special assessment is an improvement, which directly benefits the property. Common assessments include streets, sidewalks, streetlights, and sewers. The amount is based on how much the property benefits from the improvement and the cost of the project. The property’s market is not used to determine the amount of the special assessment. [back to top]
23	Why is the amount on my tax statement different than what was shown on the Notice of Proposed Taxes that I received in November? The Notice of Proposed tax or Truth in Taxation ("TNT") is an estimate. They may differ for any of the following reasons: -Referendums could have passed, increasing your tax -Property owners may have filed for homestead classification if they own and occupy their homes by December 1. -Taxing jurisdictions may have lowered their tax levy although not a tax, special assessments and other charges may be billed on the tax statement. These charges do not appear on the Notice of Proposed Taxes. [back to top]
24	How can I obtain information on the Minnesota Property Tax Refund program? Minnesota has property tax refund programs for homeowners. You may be eligible depending on your income and size of your property tax bill. Contact your tax preparer to see if you qualify. How to apply for Property Tax Refunds To apply for these refunds, use the Form M1PR, Minnesota Property Tax Refund. Forms and information may be obtained from the Minnesota State web site: http://www.taxes.state.mn.us/taxes/prop_refund You will also find the forms and instructions at many libraries after January 1. Or you can order them by calling the department’s 24-hour forms order service: 651-296-4444. [back to top]

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You will need to go to New Ulm - 507-354-3138, Mankato - 507-389-6723 or Fairmont - 507-235-5518  for a Job Service Office.

Complete the Watonwan County Employment Application on this site or call (507) 375-1298 to have the application packet mailed to you.

No, you are required to submit a completed application, or to apply online.

Yes, these items should be submitted at the same time as the application, or mailed/faxed if applying online.

Appear in person at the Watonwan County Recorder's Office with a valid picture ID and payment.

For a certified copy by mail, read the instructions at the link below and complete the Minnesota Birth Record Application provided on this web site.

A marriage license must be applied for in person at the Watonwan County Recorder's Office. Review the SAMPLE marriage application on our website before you come to apply, so you have all of the required information. Payment is required at the time you apply.

You will need to bring in proper identification, such as your driver's license, a certified copy of your birth certificate, two passport photos and two separate payments (one of them needs to be a check or money order). The Recorder’s office takes passport photos for $12.00.

You can save $70 on your marriage license if you bring in a "Reduced Marriage Fee Educators Statement" when you apply for your license. The statement needs to be signed by a licensed or ordained minister or a person authorized to solemnize marriage under Minnesota Statutes, section 148B.33.

Forms for the Permit to Purchase or Permit to Carry a firearm may be picked up a your local law enforcement center.  Or you can download the blank forms from this site.  

6:00AM - 5:00PM  Monday thru Friday