Accurately calculate property tax with AI support
Calculate your property tax under the new reform quickly and easily with the Auctoa Property Tax Calculator. Get precise results and understand the calculation basis for your property.
Current legal situation considered
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Immediate, transparent calculation
The new property tax: What property owners need to know now
Background of the Reform
New Evaluation Criteria
Impact on costs
Your need for action
Calculate property tax: Formula, factors, and our calculator explained
The calculation of the new property tax may seem complex, but it is based on a clear structure. Essentially, it consists of three components: the property tax value of your property (or equivalent amounts in some state models), the legally defined tax assessment rate, and the individual multiplier set by your municipality. The property tax value is determined using various parameters such as standard land value, plot size, type of property, living area, and year of construction. The tax assessment rate is a factor that varies depending on the type of property and is legally prescribed. The multiplier is autonomously set by each municipality and can therefore vary greatly regionally. Our Auctoa property tax calculator takes the tedious detailed work off your hands: you enter the relevant data of your property, and our system applies the correct formulas and current parameters to provide you with an accurate estimate of your future property tax burden. We consider both the federal model and the specific regulations of the federal states with their own models to ensure maximum accuracy. Understand each calculation step and use our calculator for quick and reliable guidance.
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Tax Calculator
Determine property tax accurately and quickly online following the new reform.
Reform Infos
Everything important about the property tax reform explained succinctly and clearly.
Data Base
Uses current standard land values and legal requirements for accurate results.
Federal Model
Calculation according to the applicable federal model for most federal states.
Country Model
Considers specific regional models (e.g. Bavaria, Baden-Württemberg).
Value Influence
Understand how property tax can affect your real estate value.
Cost Check
Transparent representation of the anticipated property tax for your property.
Deadlines at a Glance
Always keep an eye on important deadlines and dates for the property tax declaration.
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Informed answers and comprehensive support for questions about property tax.
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Federal model vs. state models: The differences in property tax in detail
With the property tax reform, not all federal states adopted the model proposed by the federal government. While the majority follow the federal model, which is primarily based on the value of the land and the property (standard land value, type of property, living area, year of construction), some states have developed their own models. Baden-Württemberg, for example, relies on a modified land value model, where the land area and the standard land value are decisive, and building values play a subordinate role. Bavaria has opted for a pure area model that simply multiplies the land and building areas by fixed equivalence amounts. Hesse, Hamburg, and Lower Saxony use an area-location model that also considers the quality of location alongside the areas. Saxony and Saarland have adopted the federal model with slight modifications, such as the tax measurement numbers. These different approaches lead to varying calculation bases and potentially different property tax amounts depending on the location of your property. The Auctoa property tax calculator is designed to accommodate the specific requirements of the currently valid model for your region, enabling you to obtain the most accurate calculation possible. Therefore, it is crucial to know the model applicable to your property in order to correctly determine the property tax.
Property Tax Declaration: Important Deadlines, Necessary Forms and Digital Support
Submission of the property tax declaration (officially: declaration for the determination of the property tax value) was a key step in the property tax reform. For most federal states, the original deadline ended on 31 January 2023, although it was extended in some cases. It is essential to adhere to these deadlines, as otherwise late fees or estimates by the tax office may be imposed. For the declaration, you will need various details about your property, including the case number of your property, the exact address, plot area, standard land value (often accessible via the expert committees' portals or the state BORIS systems), type of property (e.g., detached house, condominium), living area and year of construction. The declaration generally had to be submitted electronically via the ELSTER portal of the tax administration. Some federal states also offered simplified paper forms or their own online portals. Digital tools like the Auctoa property tax calculator can't submit the declaration for you, but they can help you understand the relevant values and pre-calculate the expected tax amount, making the preparation for the declaration easier. Always check the current guidelines from your responsible tax office.
The impact of property tax on real estate values and future rental prices
Property tax is an ongoing burden for property owners and can therefore indirectly influence the value of a property as well as the level of rental prices. A significantly higher property tax can lower the net return of a rental property and potentially reduce its attractiveness to investors. For owner-occupied housing, an increase in property tax raises ongoing housing costs. Although the property tax reform is designed to be revenue-neutral for municipalities as a whole, this does not mean that the burden remains the same for every individual owner. There will be winners and losers. In regions where property tax rises for certain types of properties, landlords might attempt to pass on this additional burden to tenants through service charges. Whether this is fully successful depends on the local market situation and rental legislation. In the long term, a persistently high property tax burden in a particular location can also affect demand and, consequently, achievable sale prices. For inheritors, it is important to consider future property tax burdens when deciding whether to hold, rent, or sell an inherited property. Auctoa helps you incorporate these factors into your overall strategy.
Inheritance Tax: Specific Aspects and Obligations for Heirs
When you inherit a property, you also assume the property tax obligations of the deceased. This means you are responsible for paying the property tax from the time of inheritance. In the context of property tax reform, it is particularly important that you, as the new owner, take the necessary steps. If the property tax return has not yet been submitted by the deceased and the deadline is still open or a request has been made by the tax office, you as the heir are obliged to submit this return on time. For this, you will need all relevant documents related to the property. Additionally, promptly inform the responsible tax office about the change of ownership due to inheritance. Future property tax notices will then be addressed to you. The amount of property tax itself does not change immediately due to the inheritance but is determined based on the new valuation principles of the reform. For heirs, who are often faced with complex real estate issues unprepared, Auctoa offers comprehensive support – from valuation to strategy recommendations to clarification of tax aspects such as property and inheritance tax. Our property tax calculator can help you get an initial estimate of the ongoing costs.
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Common mistakes in property tax returns and how to proactively avoid them
When completing the property tax return, mistakes can easily occur, leading to an incorrect assessment of the property's value and therefore an incorrect property tax. Among the most common errors are incorrect details regarding living or usable space. Measure accurately or use reliable construction documents. Pay close attention to which areas count as living space (e.g., no basement or attic rooms not developed for residential purposes). Another error is providing the wrong construction year, especially with older or remodeled properties; often, the year of completion is what matters. Mistakes can also occur with the size of the plot or the standard land value. Verify these values carefully using official sources like the land register extract and the land valuation information systems (BORIS) of the states. Properly classifying the type of property (e.g., single-family home, two-family home, rental property) is also crucial. Incomplete or late submissions also cause problems. Take sufficient time, gather all documents in advance, and use aids such as the tax office's filling guides or digital tools for preparation. In case of uncertainties, seeking tax advice can also be sensible to avoid costly mistakes.
Options for legally optimising your property tax burden: What is permitted?
The options for directly and legally optimising the set property tax are limited, as it is based on legal regulations and municipal multipliers. "Optimisation" primarily occurs through correct and complete details in the property tax declaration to ensure a fair and not excessively high assessment. Meticulously check all relevant data such as living area, plot size, and year of construction. Ensure that only areas actually used as living space are reported and that any special features of the property (e.g., unusable areas due to specific layouts, heritage conservation requirements that could reduce value) are correctly considered, provided the respective assessment model allows for this. In some federal states with value-dependent models, energy refurbishment can increase the property's value in the long term, although this would only be reflected in a reassessment and does not primarily serve property tax optimisation. A direct objection to the property tax notice is possible if you suspect errors in the calculation or assessment by the tax office. However, you must present substantial reasons and evidence for this. Reducing the municipal multiplier is not within your control. Therefore, the focus should be on precise and correct declaration to ensure fair taxation.
The crucial role of the tax rate in determining the amount of your property tax
The rate of assessment (Hebesatz) is one of the three central factors in calculating your annual property tax and has a direct impact on its final amount. Once the tax office determines the tax value of your property and multiplies it by the legally set tax assessment rate, the so-called property tax assessment amount is obtained. This amount is then multiplied by the rate of assessment set by your city or municipality to determine the actual property tax to be paid. Each municipality in Germany sets its rate of assessment autonomously and can adjust it annually. This results in the property tax burden for comparable properties in different municipalities varying significantly, even if the property tax value and the tax assessment rate were identical. The rates of assessment are an important tool in municipal financial policy and are used to finance public tasks such as schools, roads, or kindergartens. Information about the current rate of assessment in your municipality can typically be found on their website or by direct inquiry. Therefore, when using our Auctoa Property Tax Calculator, it is important to enter the correct rate of assessment for your municipality to obtain the most accurate estimate of your property tax. Please note that rates of assessment may change, especially in the course of property tax reform, as municipalities strive to keep their tax revenue stable.
Future Developments and Outlook on Property Tax in Germany
The property tax reform, which will take effect from 2025, is one of the largest fiscal restructurings in recent decades in Germany. Although the revaluation of properties and the changeover of calculation bases are central milestones, the development does not end there. An important aspect will be monitoring the revenue neutrality. The reform aims to keep the total property tax revenue of the municipalities stable, but not the burden for each individual owner. There will be shifts. The municipalities are likely to adjust their rates to ensure overall revenue is secured. This could lead to discussions and further adjustments in the years following 2025. Additionally, an increase in legal proceedings against the new property tax assessments can be expected, as many owners might question the complexity of the valuation or the results. The digitalization of processes at the tax offices will continue to progress. In the long term, changing market conditions or further political decisions might necessitate adjustments in the property tax system. For property owners, investors, and inheritors, this means keeping a close eye on developments and regularly staying informed of the current status. Auctoa will continue to support you with up-to-date information and useful tools like our property tax calculator.
