MASS APPRAISALS

Property tax in Greece is levied since 1985 not on Market Values but on the " objective value " of the properties as it is defined by the Ministry of Economics. It forms a non-flexible system, with market-irrelevant and unreal-istic values, inducing land-policy practices and potential political cost to each periodical update. Furthermore, instead of adjusting taxation levels to the current economic reality, the real estate market is experiencing further burdening through approximately 40 different property taxes and levies, leading to further shrinking and depreciation. The authors believe that a fairer taxation system could significantly assist the property sector in Greece. Thus, through this paper and by studying and analyzing best practices from other countries, they propose models that can be applied with the use of existing data in Greece. This work aims to identify the critical parameters that affecting property values in Thessaloniki to create a Market Value forecasting tool for a fairer taxation system, to highlight the importance of a GIS system for this purpose and to compare the results of MRA with the use of SPSS with those of GWR in ArcGIS environment. For the purposes of this study, the Municipality of Thessaloniki was chosen due to its very well organized portal with significant and well organized geographical data and because authors manage to access some data from the Central Bank of Greece, regarding property valuations.

Charles Tiebout (1956), in his work “A Pure Theory of Local Expenditures”, provides a vision of the workings of the local public sector, acknowledging many similarities to the features of a competitive market, however omitting any references to local taxation. Contrary to other researchers’ claim that the Tiebout model and the theory of fiscal decentralization are by no means synonymous, this paper aims to expand Tiebout’s theory, by adding the local property tax in the context, introducing a fair, ad valorem property taxation system based on the automated assessment of the value of real estate properties within the boundaries of local authorities. Computer Assisted Mass Appraisal methodology integrated with Remote Sensing technology and GIS analysis is applied to local authorities’ property registries and cadastral data, building a spatial relational database and providing data to be statistically processed through Multiple Regression Analysis modeling. The proposed scheme accomplishes economy of scale using CAMA procedures on one hand, but also succeeds in making local authorities self-sufficient through a decentralized, fair, locally calibrated property taxation model, providing rational income administration.