Across Ramsey County, home values are up.

Values haven’t been this high since 2007, just before the start of the recession, when they peaked at $49.7 billion countywide and $23.5 billion in St. Paul. For 2018, the estimate is a record $52.8 billion in the county, of which a little less than half — $25.2 billion — is in St. Paul. Those numbers don’t include mobile/manufactured homes, personal property, railroad property or state-assessed utilities.

Ramsey County property owners are receiving their individual property value notices this week — and many will see evidence of the increase in property values.

The valuation is a major factor in calculating the property taxes paid to city, county and school district coffers in 2019.

The mailing includes tax statements for 2018, payment stubs for homeowners who pay taxes on their own instead of through an escrow account established with their lender, and valuation statements with estimated property values for 2019.

“Don’t miss the valuation statement,” said Ramsey County Assessor Luis Rosario. “Take the time to take a look at it.”

Taxpayers often wait until it’s almost too late to challenge their estimated 2018 home values. The more time goes on, the more difficult and costly the process.

For property owners facing large tax increases, the mailing also includes information about how to apply for special tax refunds.

More information is at ramseycounty.us/propertyvalue.

Here are a few more things to know:

RECORD HIGH VALUES

With valuations finally back up, the dog days of the recession are finally over — with a major caveat.

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That shortfall is more than made up for by apartment buildings, the median values of which climbed 14 percent countywide from 2017 to 2018 — and by more than 20 percent in St. Anthony Park and along West Seventh Street.

“There’s obviously a high demand right now for apartments,” Rosario said. “That’s nationwide — apartment values are going up. It’s not stopping. It’s probably going to happen again next year.”

ST. PAUL’S STREET-MAINTENANCE SHIFT

In St. Paul, the biggest wild card this year isn’t so much valuation changes as a shift in how the city pays for its street-maintenance program.

Right-of-way fees assessed directly to property owners no longer cover snow plowing, street lighting, street sweeping, tree trimming, street patching and general enforcement, which are instead paid for through the city’s general fund.

In other words, property taxes (as opposed to fees) now cover two-thirds of what had been a $32 million street-maintenance program.

As a result, some homeowners have seen their street-maintenance fees drop $130 to $200, for a total bill as low as $26.

For median-value homes, however, the city portion of property taxes is climbing by about $164 for taxes payable in 2018. For many homeowners, the net result is a slight increase, a slight decrease or a wash.

“You’ve got to take into consideration that people’s right-of-way fees went down $100 or $200, and that’s about what their property taxes went up,” said St. Paul Finance Director Todd Hurley.

FORECLOSURES DOWN, WAY DOWN

Increasing home values make it easier for homeowners to negotiate with banks when they fall behind on mortgage payments, or execute a “short sale” to another buyer.

In Ramsey County, some 393 properties of all types went to sheriff’s sale — the last step in the foreclosure process — in 2003.

Sheriff’s sales climbed quickly each year after that, surpassing 600 in 2005, 1,400 in 2006 and 2,300 in 2007. In 2008, sheriff’s sales peaked at 3,023 — almost eight times what they were just five years before.

The good news is foreclosures are back down, and they’ve even fallen below 2003 levels.

There were 1,159 such sales in 2013, 831 in 2014, 714 in 2015, 562 in 2016 and 336 in 2017. Those numbers include some nonresidential properties, such as commercial buildings.

FROGTOWN, DAYTON’S BLUFF, PAYNE-PHALEN ‘SNAP BACK’

Not every neighborhood experiences valuation increases at the same pace.

In St. Paul, single-family homes, duplexes, triplexes, condos and townhomes in Highland Park and Mac-Groveland were among the first to regain the value they lost when home values plummeted around the time of the recession.

Home values in parts of the East Side and North End have also snapped back. For 2017-18, the “snap-back” is most evident in some of St. Paul’s poorest neighborhoods, according to Ramsey County.

In Dayton’s Bluff, estimated median home values are rising from $115,800 to $128,100, an increase of 10.6 percent.

In Payne-Phalen, values are climbing from $131,200 to $144,900, an increase of 10.4 percent.

The biggest change will be in Thomas-Dale, or Frogtown, where home values are going from $111,700 to $129,900, an increase of 16.3 percent.

Some of Ramsey County’s smallest suburbs are also “snapping back” to pre-recession values. Value increases are most evident in Mounds View, at 11.2 percent, St. Anthony, at 16.4 percent, and Spring Lake Park, at 14.9 percent.

Rapid changes in home values aren’t the only factor in determining 2019 property taxes — tax levies, new construction and tax shifts to apartment buildings or businesses, for example, also play a role — but big valuation changes are still an important part of the formula.

PROPERTY VALUE CHALLENGES

Property owners who think their estimated home values are too high can challenge the assessments.

The easiest thing to do is to call the county assessor’s office at 651-266-2131 and schedule an inspection.

Assessors visit properties every five years for reviews based largely on the property’s exterior. But Rosario points out they can make a better determination of a property value if they’re invited to step inside.

Property owners can look up their property value going back several years, as well as tax statements, at the county’s website: tinyurl.com/RamseyHomeValue.

“We haven’t really gotten very many appeals, because people are relieved that their values are snapping back,” Rosario said.

It’s also possible to meet face-to-face with an assessor for “open book” meetings, held from 10 a.m. to 7 p.m. April 3 and from 8:30 to 4 p.m. April 4 at the county’s Plato Building, 90 W. Plato Blvd.

Property owners also can make a formal appeal before the County Board of Appeal and Equalization, or a property tax petition to Minnesota Tax Court.

The court has both a regular and small-claims division.

PROPERTY TAX REFUNDS

Sure, some homeowners will experience net savings after fees are taken into account, but that doesn’t matter when it comes to applying for state tax refunds.

Homeowners whose property taxes have gone up by at least $100 and more than 12 percent in a single year can apply for a special homestead refund from the state. The maximum refund is $1,000. Related Articles Family seeks justice for 26-year-old killed by hit-run driver in Maplewood, offers $25K reward

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A regular homestead refund is also available for families who had household incomes below $110,650 in 2017. Renters, too, can apply for special refunds if their household income was below $59,960.

Seniors age 65 or older and disabled residents can also ask the state for a disability “subtraction,” which lowers the “household income” used to figure their homestead or renter’s refund. In addition, the Department of Revenue runs a special program for senior citizens who wish to defer property tax payments until after the sale of their home.

More information is available from the Minnesota Department of Revenue.