Data supporting Real Estate Tax Calculations

Calculating taxes paid by average Mason County Farmland Acre

Assumptions

Assessed value for farmland Based on 03/02/2022  PVA testimony
$300Average Assessed farmland value per acre (Per T. Craycraft)
$0Tangible Personal Property value / current farmland acre

This $2.88 payment from an average acre of ag land is divided as follows

Tax DistrictTax rate / $100
————-Real Property (Land)Amount Due on a $795.01 Acre
School Board0.546$1.64
County0.2290$0.68
Health0.0750 $0.23
Library0.0670 $0.21
Extension0.0400 $0.12
————-Current Farmland
Total TaxPayments
———————————–
Local Districts$2.88
All tax rates are 2020 rates

Calculating taxes due on Mason County Solar Acre

Assumptions

$650Annual Solar Lease rate paid to the landowner (net income)/ acre
7%Capitalization rate

First determine valuation of solar farm’s real property (land)

KY Dept of Revenue sways valuation of a utility-scale solar acre is determined based on the income approach.

  • The income approach is a real estate valuation method that uses the income the property generates to estimate fair value.
  • It’s calculated by dividing the net operating income by the capitalization rate.
  • $650 / 0.07 = $9,285.71 

Next, we calculate the annual amount due to each tax district

Tax DistrictTax rate / $100
————-Real Property (Land)Amount Due on a $9,286 Acre
School Board0.5460$50.80
County0.2270$21.08
Health0.0750 $6.97
Library0.0670 $6.22
Extension0.0400 $3.72
————-Solar Total Real Estate
Tax Payments
———————————–
Local Districts$88.80
All tax rates are 2020 levels
2020 tax rates
Solar-Farm-Assessment-Recommended-Guidelines_2_April-2020


This $15 Million increase means local tax districts receive 960% more revenue from these 6,000 acres than if there is no Solar, even with no tax on solar’s tangible assets.

Total Acres153,683
Total acres considered farmland132,921
% of Total farmland 6,000 represents4.5 percent