Measure 50 Explained For North Gilham Properties

Property taxes in North Gilham can feel confusing, especially when the tax bill does not seem to match a home’s price. If you are buying, selling, or improving a property near Coburg in Lane County, understanding Oregon’s Measure 50 helps you plan with confidence. In this guide, you will learn how assessed values work, when taxes can change more than 3 percent, and what to check before you close or start a project. Let’s dive in.

Measure 50 basics

Key terms you will see

• Real Market Value (RMV): The county’s estimate of what your property would sell for on January 1. Lane County posts RMV on its valuation pages.
• Maximum Assessed Value (MAV): The capped value Measure 50 created. It started from a 1995 base and usually grows up to 3 percent per year unless an exception applies.
• Assessed Value (AV): The value your taxes are based on. Each year AV equals the lower of RMV or MAV. You can review these values on the Lane County valuation page.

For definitions and local records, see Lane County’s explanation of how RMV, MAV, and AV are maintained and displayed on property pages. You can explore the county’s valuation overview at the Lane County Assessment and Taxation site.

The 3 percent cap

Measure 50 is part of the Oregon Constitution. It limits MAV growth to about 3 percent per year for unchanged property. Your AV is the lower of RMV or MAV, so the cap often keeps taxable value below market during strong price growth. You can read the Measure 50 provisions in Article XI, Section 11 of the Oregon Constitution.

When taxes can jump

Certain “exception” events allow MAV and AV to increase by more than 3 percent. Common examples include new construction or major improvements, partition or subdivision, rezoning with a new consistent use, discovery of omitted property, or loss of a special assessment. Oregon uses a Changed Property Ratio to set initial taxable value for new construction so it aligns with nearby properties under Measure 50 rules. Counties describe the CPR process in plain language, including this overview of the Changed Property Ratio.

How it plays out in North Gilham

When neighborhood prices climb quickly, RMV can rise much faster than MAV. Many North Gilham homes are taxed on MAV that trails current market value, which is why a tax bill may look low compared to a listing price. If market values fall below MAV, AV becomes RMV and taxes can drop. Lane County monitors RMV through reappraisal work and collects for dozens of local taxing districts each year, as described in county updates.

Buying a home in North Gilham

• Expect AV to be lower than the sale price if MAV is below market. That can mean a lower tax base at first compared to areas without a cap.
• A sale alone does not reset assessed value to your purchase price. Counties use sales in appraisal studies, but reassessment typically happens only when an exception event occurs. See an assessor FAQ that explains this statewide practice.
• Voter-approved local option levies and bonds can change your bill even if MAV grows only 3 percent. Learn how permanent rates and local levies work under Measure 50.
• Before you buy, review the Lane County record for RMV, MAV, AV, last year’s taxes, and any exception value on the valuation page.

Selling in North Gilham

• Your tax bill for the year of sale is usually prorated at closing in the normal way. A sale does not automatically reset the tax base to the sale price.
• Be prepared to explain to out-of-state buyers that Oregon’s system is different. The assessed value they see is the lower of RMV and MAV, not a reappraisal to contract price.

Planning improvements or subdividing

• Major additions, finishing space, or subdividing can trigger an exception that raises MAV by more than the standard 3 percent. The county applies CPR rules to new improvements.
• Routine maintenance usually does not qualify as an exception, but larger projects often do. Contact Lane County Assessment and Taxation before you start a significant project and review the CPR overview for how new value is added.

When values drop

If RMV falls below MAV, your AV becomes RMV and your taxes can go down. If RMV stays above MAV, the MAV cap still controls your taxable value. Lane County updates RMV through its appraisal process, and you can track your figures on the county valuation page.

How your bill is calculated

Your total tax is the AV multiplied by the combined tax rates from overlapping districts, plus any voter-approved local options or bonds. Lane County publishes the rates and collects for many districts, which can affect your final bill beyond the 3 percent MAV cap. County notices explain how these district levies are applied.

What to do next: quick checklist

• Pull the Lane County parcel report and note RMV, MAV, AV, any exception value, and last year’s taxes on the valuation page.
• Confirm whether the property had recent improvements that could trigger an exception.
• Review current local bonds and options shown on the tax statement so you know what affects the bill.
• If a remodel or addition is planned, talk with the assessor about potential exception value and CPR.
• If you believe RMV is too high, consider an appeal through Lane County’s Property Value Appeals Board.

Appeals and relief in Lane County

If you disagree with your value, you can file a petition with Lane County’s Property Value Appeals Board. Filing opens after tax statements are mailed and typically closes at year end. Hearings begin in February and require market evidence such as sales or an appraisal. Review current forms, fees, and deadlines on the county’s PVAB page.

If you are a qualifying senior or a homeowner with a disability, Oregon’s Senior and Disabled Citizen Property Tax Deferral program may help by deferring payment and placing a state lien to be repaid later. Explore eligibility and application details through the Oregon Department of Revenue.

Have questions about a specific North Gilham property or how Measure 50 might affect your next move? Reach out for clear, local guidance tailored to your situation. Connect with Amanda Parker to talk through your plan.

FAQs

Does a North Gilham home’s tax reset to the sale price?

• No. Oregon does not automatically reassess to the new purchase price, and a sale alone is not an exception event. See this assessor FAQ for the statewide practice.

What improvements can raise my assessed value under Measure 50?

• New construction, major remodels, additions, partitions or subdivisions, and rezoning with a new consistent use can add exception value, calculated using the Changed Property Ratio.

Can falling home prices lower my property taxes in Lane County?

• Yes, if RMV falls below MAV, your AV becomes RMV and taxes can decrease. You can monitor values on Lane County’s valuation page.

How do local bonds and levies affect my North Gilham tax bill?

• Oregon sets permanent rates for districts and allows voter-approved local option levies and bonds that are added to your bill under Measure 50 rules.

Where and when do I appeal my Lane County property value?

• File with Lane County’s Property Value Appeals Board after statements are mailed and by the county’s posted deadline. Forms, fees, and hearing details are on the PVAB page.