Requestor: Council Member Mark McKinney
Date Requested: August 10, 2026
Council Question
Q1. Tax rates: On 8/1 you informed us that the tax assessed value had dropped 1.28%. The NNR for the proposed budget was .517526, with a proposed rate of .52754, showing a slight reduction from the .5957 previous adopted rate. I would think that the NNR would go up If our TAV dropped. What am I missing? Is it wise to reduce taxes during a time of financial turmoil? Please explain how reducing rates helps strengthen the city's general fund balance.
Staff Response
A1. As noted in the ICM’s initial response on August 10, 2026, there appears to be a misunderstanding regarding the information presented during the August 1, 2026 City Council budget workshop. During that presentation, ICM did not discuss any proposed property tax rates for Tax Year 2026, including the No-New-Revenue (NNR) Tax Rate, the Voter-Approval Tax Rate (VAR), or a proposed tax rate for Tax Year 2026/Fiscal Year 2026-27. During the budget presentation, ICM reminded Council and residents that the City was still awaiting the certified property tax rate calculations from the Hays County Tax Assessor-Collector's Office and that we planned to discuss the City's property tax rates for Tax Year 2026/Fiscal Year 2026-27 at a special called City Council meeting scheduled on August 13, 2026.
Late this afternoon (August 12, 2026), after receiving the final base valuation determination for TIRZ #4 from HaysCAD, we were able to complete the City's property tax rate calculations for Tax Year 2026/Fiscal Year 2026-27. The calculated rates are as follows:
- Current Adopted Tax Rate: $0.5957 per $100/TAV
- No-New-Revenue Tax Rate (NNR): $0.6322 per $100/TAV
- Voter-Approval Tax Rate (VAR): $0.5650 per $100/TAV
- Proposed Tax Rate - Option 1: $0.5600 per $100/TAV
- Proposed Tax Rate - Option 2: $0.5340 per $100/TAV
You are correct that all else being equal; a decrease in taxable assessed value (TAV) would generally result in an increase in the No-New-Revenue Tax Rate (NNR). This is because a higher NNR tax rate would be required to generate the same amount of revenue from the same properties taxed in the prior year.
While the City's overall net taxable assessed valuation declined slightly for Tax Year 2026, an unusual circumstance is affecting this year's tax rate calculations.
Under normal conditions, the Voter-Approval Tax Rate (VAR) is higher than the No-New-Revenue Tax Rate (NNR). The City's calculated Voter-Approval Tax Rate (VAR) for Tax Year 2026/Fiscal Year 2026-27 is lower than the No-New-Revenue Tax Rate (NNR). This is an uncommon situation, but it is directly attributable to the significant reduction in the City's debt service obligations for Tax Year 2026/Fiscal Year 2026-27. The City's tax-supported debt service requirements for Tax Year 2026/Fiscal Year 2026-27 have dropped significantly compared to the current year primarily due to the debt defeasance transaction approved by the City Council for the current fiscal year.
Based on the proposed recommended budget presented to City Council on August 1, 2026, and the certified taxable values now available, maintaining the current adopted tax rate of $0.5957 would generate more property tax revenues than is necessary to fund the recommended proposed budget.
Additionally, under state law, the City may not adopt a property tax rate that is above the calculated Voter-Approval Tax Rate (VAR) without triggering a voter approval election. As shown above, the City's calculated Voter-Approval Tax Rate (VAR) for Tax Year 2026/Fiscal Year 2026-27 is $0.5650 per $100 of taxable valuation.
Ultimately, the question of whether to reduce the property tax rate is a policy decision for the City Council to make in the best interest of our taxpayers, residents, and businesses. However, strictly from a financial management standpoint, staff's responsibility is to ensure that the proposed tax rate generates sufficient revenue to fund City operations, meet debt obligations, and preserve appropriate financial reserves. Based on the recommended proposed budget and tax rate calculations shown under A2 above, those objectives can be achieved at a rate below the current adopted tax rate of $0.5957 per $100/TAV.
In general, reducing the property tax rate does not, by itself, strengthen the City's General Fund balance. Rather, the financial strength of the City's General Fund should be determined by the City's ability to maintain a structurally balanced budget, preserve and maintain required financial reserves, monitor and manage expenditures within authorized budget limits, plan for mitigating future financial risks, and maintain a strong credit rating for its bonds. A property tax rate reduction is strictly a policy decision for the City Council to consider and make in the best interest of the City's financial position and its taxpayers.