This site provides information for taxpayers of Independent School District 727, Big Lake Public Schools, regarding how the district’s proposed capital project levy renewal, operating referendum 
and school building bond referendum may affect property taxes. The site was prepared in cooperation with Ehlers, the district’s independent municipal advisor. If you have questions about the information on this site, please contact Ehlers using the information provided below.
About the Referendum
The school board of Independent School District No. 727 (Big Lake Schools) will hold a capital project levy renewal, operating levy, and school building bond referendum on November 5, 2024, asking voters to approve three questions.
Question 1 would authorize the District to renew its capital project levy authorization expiring after taxes payable in 2025 in the amount of 3.207% times the net tax capacity of the school district. The proposed tax rate is not being increased from the previous year’s rate. The proposed renewal of the expiring capital project levy authorization will raise approximately $930,816 for taxes first levied in 2025, payable in 2026 and will be authorized for ten (10) years. The estimated total cost of the projects to be funded over that time period is approximately $9,308,160. The proposed renewal will provide funds for school district technology, including the purchase, installation, replacement, support and maintenance of software, technology, technology systems, technology infrastructure, and digital curriculum, and to pay the costs of technology related personnel and training.
Question 2 would authorize the District increase its general education revenue by $400 per pupil, subject to an annual increase at the rate of inflation. The proposed new referendum revenue authorization would be first levied in 2024 for taxes payable in 2025 and applicable for ten (10) years unless otherwise revoked or reduced as provided by law.
Question 3, which is contingent on Question 2 being approved, would authorize the District to issue general obligation school building bonds in an amount not to exceed $29,000,000 for acquisition and betterment of school sites and facilities including, but not limited to, the construction of a multi-purpose facility, pursuant to Minnesota Statutes, Chapter 475.
For more information on how these funds would be used, return to the District’s referendum website.
Impact on Property Taxes
Approval of the ballot question(s) would result in a property tax increase beginning with taxes payable in 2025. The operating revenue tax levy would remain in place for 10 years, and the school building bond tax levy would remain in place for 20 years. To determine the estimated impact of the proposed ballot question on your 2025 taxes, follow the instructions below or view sample property types and values here.
Your 2025 taxes will be based on the 2024 Estimated Market Value (EMV), which was provided on the “Notice of Valuation and Classification” mailed by your county in March 2024.
Click on the link below and enter the search type (parcel ID, name, address, or plat). Scroll to the Valuation section. Use the value listed as the “EMV (Estimated Market Value) Total” in the Payable 2025 column for the calculator below.
ONLINE CALCULATORS: ESTIMATING TAX IMPACT
Residential Homestead Property
If you own a RESIDENTIAL HOMESTEAD property, enter the Estimated Market Value below to see the estimated tax impact
Residential Non-Homestead Multi Unit and Apartments
If you own a RESIDENTIAL NON-HOMESTEAD MULTI UNIT AND APARTMENTS property, enter the Estimated Market Value below to see the estimated tax impact
Commercial / Industrial Property
If you own COMMERCIAL/INDUSTRIAL property, enter the Estimated Market Value below to see the estimated tax impact.
Agricultural Property
If you own agricultural or other types of property, please complete the following form and submit it to Ehlers. Once we receive it, an Ehlers representative will contact your county to find the value and classification of your property, calculate the tax impact and contact you via phone or email with the results. Please allow 1-3 days for completion. PLEASE NOTE: you may enter up to 10 property IDs by clicking the “+” button at the end of each row. For more than 10 properties, please contact Ehlers.
If you have any questions, please call Ehlers at 1-800-552-1171 and ask to speak with a member of our School Finance Team.
There are certain Minnesota Tax Credits and Deferrals that may affect certain property owners' situations. They include:
Minnesota Homestead Credit Refund
If your household income is less than approximately $135,410, you may qualify for the Homestead Credit Refund (also known as the “Circuit Breaker” refund). This program, which has existed since the 1970s, is intended to reduce tax burdens for homeowners with relatively low incomes and relatively high property tax burdens. Some important facts about this program are summarized below.
- Available each year to owners of homestead property
- Applies only to the taxes attributable to the house, garage, and one acre on agricultural homestead property
- Available to all owners of residential homestead and agricultural homestead property with household incomes of less than $135,410
- Refund is on a sliding scale, based on your income and your total property tax burden
- The maximum refund is $3,310
- Also available to renters
- To determine eligibility and refund amounts, complete Minnesota tax form M1PR
Special Property Tax Refund
If your total property taxes increase by more than 12 percent and more than $100 from one year to the next, you may qualify for a state refund equal to a portion of the increase. There is no income limit for this refund and the maximum refund is $1,000.
To determine eligibility and refund amounts, complete Minnesota tax form M1PR.
Senior Citizen Property Tax Deferral
If you are 65 years or older and have a household income of $96,000 or less, you may be eligible to defer a portion of the property taxes on your home, through the Senior Citizen Property Tax Deferral Program. The program:
- Limits the maximum amount of property tax you pay to 3 percent of your total household income
- Provides predictability; the amount of tax you pay will not change for as long as you participate in this program
The 2023 Legislature modified the requirements of this program by increasing the household income limit to $96,000. This new income limit is in effect for taxes payable in 2024 and later years.