With the air getting a little chillier, the leaves changing colors and Tony Romo throwing touchdown passes, it could only mean one thing — property tax bills will soon be arriving.

That’s right, with fall comes taxes. The Sandoval County Treasurer’s Office will mail the bills on Nov. 1. The first half-payment is due Dec. 10 and the remainder is due May 10.

Sandoval County’s mill levy rates are going down. County commissioners Jack Thomas, Donnie Leonard and Orlando Lucero approved lowering the county’s mill rate from 5.437 mills to 5.368 mills for residential property and set it at 5.98 mills for non-residential property. Commissioners David Bency and Joshua Madalena were absent.

The county has a long track record of keeping the millage rate low. Commissioners have not raised taxes since 1995.

Leonard said that is because of the commissioners’ effect-iveness and developing partner-ships.

The overall millage rate depends on where you live in the county and whether you own residential or non-residential property.

Overall millage rates are approved by the New Mexico Department of Finance and then ratified by the county.

For example, Rio Rancho homeowners, who are in the Central New Mexico Community College taxing district south of Northern Boulevard, will pay 28.413 mills. Folks north of Northern, who are not in the CNM taxing district, pay 25.424 mills. A mill is one-tenth of a cent or one-thousandth of a dollar.

Property’s tax value is one-third of its assessed value. The millage rate is applied to the taxable value and that is how your bill is calculated.

For example, if your home is assessed at $100,000, then the taxable value will be $33,333.33. If you pay 28.413 mills, then your tax bill will be $947.10.

If you don’t live in the CNM taxing district, your tax bill will be $847.47

Although 65 percent of voters north of Northern voted to be included in the CNM taxing district, the tax levy won’t occur until next year.

Sandoval County Chief Financial Officer Larry Polanis said that CNM did not request to include the new tax district area.

Of the 28.413 mills paid by homeowners south of Northern, 10.899 is devoted to the Rio Rancho Public School District, 7.907 to the City of Rio Rancho, 5.368 to the county, 2.989 to CNM and 1.25 to the state.

Last year, the overall millage rate for Rio Rancho homeowners was 28.611, so the rates have decreased by .69 percent. However, that does not mean your tax bill will decrease.

That’s because your property’s value more than likely increased.

The assessable value of residential property – any residentially zoned property with a dwelling – can only increase three percent each year, according to state law.

So, if your property’s assessed value increased from $100,000 in 2007 to $103,000 in 2008, then your bill would increase from $953.70 to $965.70.

Some extras may appear on your bill for special districts like Cabezon, Mariposa and SSCAFCA

Regarding your bill, Palonis said it should arrive in your mailbox by Nov. 10, and will be due immediately. However, there is a 30 day grace period, so the due date, before penalties accrue, is Dec. 10.