February 2015 Newsletter

Manufactured Housing 101: Tax Basics
The next few newsletters will cover some basic topics that affect everyone who owns a manufactured home.  Since many of us are thinking about taxes right now, it seemed this subject would be a good starting point.  Manufactured homes are listed as personal property on the tax rolls in the county where they are sited.  They usually go on the tax rolls at the purchase price, but can be valued at a higher “fair cash value” than what you paid for them based on an OTC depreciation schedule.  For example, if you bought a fairly new home at a price that was significantly less than the original purchase price, you are likely going to be taxed on a “fair cash value” that is less than the original price, but higher than what you paid for the home.  In addition to this, there is no automatic reduction in that value, for depreciation, as the years go by.  You can call the Wagoner County Assessor’s Office and ask them to make an adjustment to the taxable value of your home and they will if it has been on the tax rolls at the same value for a few years.  If you do this early in the year, you could be paying less taxes at the end of the year!  While you are on the phone with them, verify the value they have your home listed for on the tax rolls…just so you know what you are being taxed for.  In addition to this possible reduction in taxes, there is a limited Homestead Exemption available to manufactured homeowners, even when they don’t own the land.  If you are age 62 and earn $29,600.00 or less annually, you can be exempted from taxes on $2,000.00 of “assessed value”.  This is  different from the “fair cash value” already mentioned.  Assessed value is the bottom line number used to determine your tax liability and this large of an offset will make a BIG difference in the amount of taxes you pay each year.  If you qualify for this exemption, you must re-apply every year to receive it.

Tax Rendition Letters
Watch for a letter from the Assessors Office.  These letters will be out soon and list the personal property that you are being taxed for.  You need to carefully review the information to make sure it is accurate, report any additions or deletions, then sign and return it.  Failure to do so by the deadline will result in a penalty of 10% initially and increasing from there.  A couple of years ago, when Wagoner County added decks, sheds, carports and other additions to all of our taxes, they did so at values that were quite high in some cases, based on the age of the items.  This value can be challenged and can result in substantial tax savings to you if reduced.  Please keep reading for information about the next Assessor’s visit to Broken Arrow!  It might just pay to go see them!

Neighbor News
The Plumlee family is enjoying free rent for February because of a resident referral!  Thanks!

Tax Exemption for Disabled Veterans
The State of Oklahoma added an additional exemption in 2009 designed to aid disabled veterans and their families.  There is a 100% exemption from personal property taxes available to honorably discharged veterans who are 100% disabled.  The exemption also applies to the spouse of the veteran so the benefit is transferrable.  If you have questions about this exemption or your eligibility for it, please make plans to speak with the representatives of the Assessor’s office.  If you would like to speak with them on the phone the number is 918-485-2367.  You can call them at this number for any and all questions about taxes on your home.  Please ask for Terra Field when you call, as she is the Deputy Assessor who works with manufactured homes.

Wagoner County Assessor Visit to Broken Arrow Planned
Representatives from the Wagoner County Assessor’s office will be at Forest Ridge in the club restaurant on February 24th and 25th from 9:00 am to 6:00 pm.  They come to Broken Arrow every year so you can visit with them without having to drive all the way to Wagoner.  If you have ANY questions about your taxes, please make plans to go and talk with them.  If you have your Rendition letter and have questions, they can help you with that.  You can also turn your signed copy in to them there and save a stamp, if you are going to see them about something else.  If you qualify for a Homestead Exemption, you can apply or re-apply for it during your visit.  The county officials work for us, as taxpayers,  and the folks in the Wagoner Assessor’s office are more than happy to talk with you and give you any help  they can.  If there is anything in this newsletter that you have a question about, please call the Johanna Woods office and we will try and explain it better.  We hope this information helps save you some money!

Cook’s Corner
Baked Parmesan Chicken Nuggets

1 clove garlic, minced
1 stick butter, melted
1 cup dried breadcrumbs
1/3 cup grated Parmesan
2 Tbsp chopped parsley
1/4 teaspoon salt
1/4 teaspoon garlic salt
Large pinch of Italian seasoning
1/8 teaspoon black pepper
2 lbs of skinless, boneless chicken,
Cut into 1 to 2-inch wide pieces.
Cut up chicken and preheat oven to 450°F.  Pat chicken pieces dry with paper towels.  This will make breading crispier.  In a small bowl, stir the minced garlic into the melted butter.  In another bowl mix: breadcrumbs, Parmesan, parsley, salts, Italian seasoning and pepper.  Dip the chicken pieces into the garlic butter, then dredge in the breadcrumb mixture to coat.  Place coated chicken in a large roasting dish, with a little space between each piece.  Drizzle remaining butter over chicken, bake uncovered for 15 minutes or until cooked through.

Community Calendar
February 1st—Rent is due
February 6th—Rent is late and subject to a $25.00 late fee
February 14th—Valentine’s Day!  Do something special for the special someone in your life!
February 24th & 25th—Visit by Wagoner County Assessor’s office, Forest Ridge.