What if you could cut your property tax bill by hundreds of thousands or even millions of dollars? Eric Owens from Swartz + Associates reveals the insider tactics that most property owners never discover. On this episode of Metcalf Money Moment, hosts Jeb, Ethan, and Eric dive deep into real-world victories, including a stunning $10 million reduction on a Florida hotel and a $600,000 savings on Connecticut retail property. You'll learn why Jackson County's 2025 assessment chaos devastated businesses with 10x increases, how triple net lease tenants often miss their appeal rights, and the exact documentation strategy that wins cases. Whether you manage a multimillion-dollar portfolio or own a single investment property, Eric breaks down the appeal process from informal negotiations to district court settlements, plus reveals the critical mistake that causes new buyers to go underwater financially within their first year of ownership.

What you will Learn in this Episode:

Master the art of property tax appeals by gathering comparable sales data from your neighborhood and focusing exclusively on valuation evidence.

Navigate state-specific assessment year cycle requirements, including Kansas's annual January 1st effective valuation date versus Missouri's odd-year schedule, ensuring you meet critical filing deadlines for informal and formal board of equalization hearings.

Understand how sale price disclosure laws in both Kansas and Missouri trigger automatic valuation increases after property purchase, potentially rendering investment properties unprofitable when buyers fail to account for reassessment impacts on cash flow projections.

Tune into the Metcalf Money Moment podcast for expert insights on wealth management and retirement planning! Join Jeb, Ethan, and Eric for practical Estate Planning strategies that you can implement to unlock financial clarity and confidence. Listen now to inspire your financial journey!

TIMESTAMPS:

00:00 Property tax consultant Eric Owens discusses the services of Swartz + Associates

02:45 Examples of clients for whom a property valuation reduction occurred

06:07 Business property owners versus residential homeowners and discussion of Jackson County property tax increase crisis

10:31 Appeal process stages: informal appeal process through the board of equalization to district court appeals settlements

14:48 To lower valuations, documentation is essential for winning cases

KEY TAKEAWAYS:

Evidence trumps emotion in property tax appeals. County assessors require comparable sales data, financial projections, and documented reasoning tied to the effective valuation date, not complaints about rising tax bills or payment hardships.

Contingency fee basis consulting eliminates upfront risk. Firms like Swartz and Associates only collect payment when they achieve actual real estate tax reductions, making professional representation accessible even when appeals stretch over years through the district court.

Sale price disclosure requirements in Kansas and Missouri automatically trigger reassessments. Investment properties purchased without factoring in next year's valuation increase relative to the purchase price can quickly become unprofitable cash flow disasters.

ABOUT THE GUEST:

Eric is a licensed Certified General Appraiser and serves as a Director for Swartz + Associates, Inc. (SAI). SAI is a full-service property tax consulting firm that specializes in the review, analysis, and appeal of commercial real estate and business personal property tax valuations. SAI has experience across a wide range of property tax matters and serves multiple industries.

Understanding the gift tax exclusion is essential for anyone looking to transfer wealth to family members. On this episode of Metcalf Money Moment, hosts Jeb, Ethan, and Eric break down the most popular gifting strategies, including UTMA accounts, 529 college savings plans, and structured gifting through trusts. Learn how married couples can gift up to $38,000 per person annually without gift tax reporting, explore the new Trump savings accounts that offer government contributions, and discover how to use purpose-based distributions to maintain control over gifted assets. Whether you're funding education through a 529 plan with Roth IRA rollover options or setting up a revocable trust with age-based distributions, this episode covers everything you need to know about tax-free gifting strategies.

What you will Learn in this Episode:

How the annual gift tax exclusion allows you to gift up to $19,000 per person ($38,000 for married couples) without any tax reporting requirements or liability

The differences between UTMA accounts, 529 college savings plans, and new Trump savings accounts, including contribution limits, FAFSA impact, and withdrawal rules

How to use revocable trusts with age-based distributions and purpose-based distributions to maintain control over gifted assets and prevent large windfalls to young adults

The Roth IRA rollover strategy that allows up to $35,000 from a 529 plan to be transferred tax-free into a retirement account for the beneficiary

Tune into the Metcalf Money Moment podcast for expert insights on wealth management and retirement planning! Join Jeb, Ethan, and Eric for practical Estate Planning strategies that you can implement to unlock financial clarity and confidence. Listen now to inspire your financial journey!

TIMESTAMPS:

00:00 Gifting strategies and common questions and answers about gift tax exclusion

05:00 Deep dive into UTMA accounts and UGMA accounts, including ownership rules, FAFSA impact

08:50 The new Trump savings accounts with government-matched contributions

12:26 Comprehensive overview of 529 college savings plans, including contribution limits, beneficiary designation flexibility, and the Roth IRA rollover option for unused funds

21:03 How to structure gifts using revocable trusts with age-based distributions and purpose-based distributions

24:32 Addressing the common concern of overfunded UTMA accounts and how to transition them into trusts with beneficiary consent for better long-term control

KEY TAKEAWAYS:

The new Trump savings accounts launching in 2026 offer a $1,000 government contribution for children born between January 1, 2025, and December 31, 2028, with annual contribution limits of $5,000 and potential employer matching of $2,500, creating a powerful tax-deferred savings vehicle that converts to the child's IRA at age 18

UTMA accounts and UGMA accounts are counted as the child's assets when filing FAFSA for student aid, which can significantly reduce eligibility for financial assistance, making 529 college savings plans a better option for families prioritizing federal student aid qualification

The five-year gift tax averaging rule for 529 plans allows you to contribute $95,000 in a single year (5 years × $19,000) without triggering gift tax reporting, enabling grandparents and parents to front-load education savings and maximize tax-free growth potential

DISCLAIMER:

This information is not intended to be a substitute for specific individualized tax or legal advice. We recommend discussing your particular situation with a qualified tax or legal advisor.

RESOURCES MENTIONED:

Innovative tax planning strategies start with understanding your options before tax season arrives. In this episode of Metcalf Money Moment, hosts Jeb, Ethan, and Eric welcome enrolled agent Christine Nosbush to discuss essential tax deductions, HSA benefits, and planning opportunities for 2026. Christine explains the difference between an enrolled agent and a CPA, shares insights on avoiding IRMAA Medicare surcharges, and reveals why tax extensions can actually reduce audit risk. Whether you're a high-income earner looking to optimize Roth IRA conversions or simply want to understand current tax code changes, this conversation provides actionable strategies for working with your financial advisor to minimize tax liability and maximize retirement planning success.

What you will Learn in this Episode:

The key differences between an enrolled agent and a CPA, and why tax planning strategies require specialized expertise in tax code rather than just accounting knowledge.

How to maximize HSA benefits with triple tax advantages and use them strategically to avoid IRMAA Medicare surcharges while creating tax-free retirement income.

Why tax extensions don't increase IRS audit risk and can actually improve accuracy, plus essential tax deductions that high-income earners often miss.

Smart strategies for Roth IRA conversions, 529 plans, and account consolidation to work effectively with your financial advisor for optimal retirement planning.

Tune into the Metcalf Money Moment podcast for expert insights on wealth management and retirement planning! Join Jeb, Ethan, and Eric for practical Estate Planning strategies that you can implement to unlock financial clarity and confidence. Listen now to inspire your financial journey!

TIMESTAMPS:

00:00 Christine, an enrolled agent, explains the role of a CPA versus an enrolled agent and how it relates to tax code expertise

03:31 Tax planning strategies for the affluent families

05:39 Tax deductions for high-income earners, including HSA benefits, Roth IRA contributions, and 529 plans

07:53 Managing IRMAA Medicare surcharges through strategic income planning and capital gains planning

13:26 Discussion of representing clients through the audit process, red flags to avoid, and the increase in fees charged by CPAs

22:00 Why tax extensions reduce audit risk and scheduling tips for tax preparation

KEY TAKEAWAYS:

HSA benefits provide the best tax deductions available—money goes in pre-tax, grows tax-free, and comes out tax-free for medical expenses, making it superior to both traditional IRA and Roth IRA accounts for triple tax advantages.

IRMAA Medicare surcharges are based on income from two years prior, so strategic Roth IRA conversions and capital gains management with your financial advisor can help high-income earners avoid significant premium increases in retirement.

Tax extensions don't increase IRS audit risk—they actually decrease it by allowing more time for accurate tax preparation, and enrolled agent representation covers all audit levels except criminal investigations.

ABOUT THE GUEST:

Christine Nosbush is an Enrolled Agent and the founder of Nosbush Tax, a Kansas City–based tax firm serving individuals and small businesses since 2018, with clients across the United States. Known for her experience, clarity, and client-first approach, Christine helps clients navigate tax preparation and planning with confidence, earning a strong reputation for professionalism, responsiveness, and making complex tax topics easy to understand.

Nosbush Tax - Website