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During this month and next  local governing entities are discussing amounts they have adopted for preliminary maximum 2024 levy. They will need to once they have held the Taxation public hearings,  and have to adopt a final budget and levy impacting next year’s property taxes.  

 This process in township government is different, however.  Citizens attend the township March annual meeting to have input and vote motions up or down to adopt the financial scenario well before revenues are collected.  Annual meetings that were held in March 2023 addressed the following year’s property tax.

According to the staff at the Government Center who put together the tax statements;  the median 2024 increase for all the taxing districts in Chisago County is eight percent. The average as calculated by the county is around 11 percent.  

Double digit preliminary hikes proposed in some jurisdictions  are mostly due to 2024 being looked at for additional revenue. The noticeable increase in these levies is mainly because there were small or zero increases and now it’s time to “catch up.”  

In areas like North Branch, Wyoming and Chisago City— which are the fastest growing based on permits—the market valuation increases (new tax-paying properties, active real estate sales) support increases in theory.  The more parcels there are, the government can plan on more tax revenue even if individual parcels contribute consistent amounts.  

Keep in mind the percentages in the 2024 chart do not equate to what will be on your property tax statement.

Local highlights are:

Executive Director for the county HRA/EDA Nancy Hoffman was asked about the 48 percent increase this economic development and housing agency proposes, going from a levy of $470,000 to $700,000.

Hoffman explains the HRA/EDA has a couple of programs needing to be funded, for example the organization hopes to get the word out about its $100,000 forgivable loan for business parks, which carries conditions the applicant must meet. The loan goes away after three years if job creation outcome and other factors are delivered.

The county has also established a housing trust fund in the form of a loan or grant.  Project requirements are described on the website.

The HRA/EDA also is seeing most of its early loan packages being paid-back, so the agency doesn’t have the circulating cash flow that it once enjoyed. The hike in the HRA/EDA levy will give policymakers a defined level of funding for special projects and matching or leveraging outside development and assistance monies.

Hoffman said the HRA/EDA has gone through about a 10 year period of little increase in levy.

In other large levy increases:  Taylors Falls city council, as one example, decided 2024 will be for catching up on the minor levy hikes of  the past, due to gains in the city’s property market valuation. The council has expressed concerns over  pending roof replacement expenses and the need to put away money for an upcoming fire rig purchase.

In school district levy proposals, the state generally calculates what a school district is able mathematically to collect in property tax.  There is a formula for funding everything from transportation, to food service expenses, imposed on school revenues, based on the district’s tax capacity or ability to raise money.  

If a district is implementing a special referendum taxing authorization— this will impact local property tax.  

In Chisago Lakes— the referendum vote happening Nov 7 will impact your proposed pay-2024 taxes in the chart,  if it’s approved.

FYI:  The school district line for “Franconia #323” applies to a small area in the southeastern corner of Chisago County, where there are home parcels taxed for students who are enrolled in the Osceola Wisconsin School District. 

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