Cherokee County Property Taxes

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By Roger Griffeth

Property Owners
Cherokee County, Alabama
October 1, 2016 - September 31, 2017

If you purchased property after October 1, 2016 your 2017 property tax is due before December 31, 2017.

Most buyers forget that when they closed on their real estate purchase that the property taxes were pro-rated between the buyer and seller.  The closing agent charged the seller for the time period they owned the property and gave it to the buyer in the form of a credit.  

More likely than not the tax bill for 2017 was mailed to the seller and the buyer may have forgot that he/she owes the taxes.  If you haven't paid the property taxes yet, it's time to start inquiring how to go about doing that before December 31st. As information, The County Revenue Commissioner is not required to mail tax notices and does so only as a courtesy to the taxpayer. You are responsible for the payment of taxes whether you receive a statement or not.


 If you qualify, you should file for the homestead exemption.  

A homestead exemption is defined as a single-family owner-occupied dwelling and the land thereto, not exceeding 160 acres. The property owner may be entitled to a homestead exemption if he or she owns a single-family residence and occupies it as their primary residence on the first day of the tax year for which they are applying. There are several different types of exemptions a home owner can claim in the State of Alabama. Please visit your local county office to apply for a homestead exemption.

If you don't qualify for the homestead exemption, you may qualify for a second home or vacation home exemption.  Make sure you speak with a representative in the Cherokee County Revenue Office and inquire about any and all property tax exemptions you might be qualified to receive.  

 Next year you will should receive a tax bill in your name at or around October 1, 2108.  As information, Cherokee County, Alabama taxes accrue in arrears.  One starts accruing property tax debt on October 1st of each year and they owe taxes for each day they own the property until it is sold.  

 What happens if taxes are not paid on time?

  • October 1: Taxes Due
  • January 1: Taxes Delinquent
  • February: Turned Over To Probate Court
  • March: Probate Court Meets
  • April: Advertised For Sale
  • May: Tax Sale
What can you do if you do not agree with the value of your property?

The Code of Alabama 1975, Sections 40-3-20, 40-3-24, and 40-3-25 detail the appeals process. If you believe your property value is too high, you may file a written protest with the County Board of Equalization (BOE). Property owners are given 30 days from the date of the notice of value to file an appeal. Upon your appeal, you will be contacted by a county appraiser to review your valuation. If, after this review, you are still not satisfied with your valuation, a hearing will be set for you to formally meet with the BOE to present information you believe justifies a change in value. Following this hearing, you will be notified of the decision of the Board of Equalization. The Code of Alabama 1975, Section 40-7-71 states that any property owner may appeal from the finding of the county board of equalization. Such appeal shall be to the Circuit Court of Cherokee County. Appeals may be made to Circuit Court within 30 days of the date of the final decision of the Board of Equalization. In order to preserve your right to carry the appeal to Circuit Court, taxes must be paid by December 31 or a bond filed in Circuit Court in double the amount of taxes due.

It is too late to protest the value of your property this year, as notices were mail before October 1st and the 30 day time limit has expired.  Watch for your valuation card next year and remember the time limits.  

Cherokee County Revenue Office is located in the Administrative Building at 260 Cedar Bluff Rd, Suite 102,  Centre, Alabama. Phone:256-927-5527 - I suggest you call before you visit and make sure you bring all the required documentation for exemptions.  If you need anything from LakeWeissAlabama.com Real Estate Services, Cathy or one of the staff will be happy to help you. 

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Comments

  1. JulyFebruary 19, 2020 at 12:36 AM

    Your blog contains very important and useful information. I just want to say Thanks to you because it saved my a lot of time. Keep on sharing such kind of information.
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