SYSTEM FOR ESTIMATING PROPERTY TAXES

1 . A method of calculating future property taxes comprising:

accepting a request to calculate property taxes for a real estate property with a new property value, the new property value associated with a triggering event requiring a recalculation of a property tax schedule for the real estate property, wherein the real estate property is identifiable by a tax ID, wherein the request is accepted by a processing computer coupled to a communications network, the processing computer having a processor and memory and controlling the communications network to receive the request;

controlling the communications network to retrieve tax detail information about previously paid tax levy amounts associated with the real estate property at a past property value, wherein the processing computer controls the communications network to retrieve the tax detail information from a tax detail database over the communications network;

comparing the tax detail information about the tax levy amounts with one or more classification rules to classify the tax detail information into variable tax levies, fixed tax levies, past one-time tax levies and known future one-time tax levies using the processor;

using the processor to calculate applicable tax percentage rates for the one or more variable tax levies using the past variable tax levy amounts paid and the past property value associated with the real estate property;

using the processor to apply the calculated applicable tax percentage rates to the new property value to calculate estimated new variable tax levy amounts, and using the processor to calculate a new property tax payment schedule associated with the new property value including the new variable tax levy amounts, the fixed levy amounts and known future one-time levy amounts; and

controlling the communications network to send an estimated taxes report corresponding to the request for estimated taxes, wherein the processing computer includes the new property tax payment schedule, and the new variable, fixed, and one-time tax estimates in the report, and wherein the processing computer controls the communications network to transmit the estimated taxes report from the processing computer over the communications network.

2 . The method of claim 1 , wherein the triggering event is any one of a transfer of ownership of one or more property interests of the real estate property, a refinancing of the real estate property, or a new assessment of the value of the real estate property.

3 . The method of claim 1 , comprising:

controlling the communications network to retrieve summary aggregate tax information for the real estate property, wherein the processing computer controls the communications network to retrieve the summary aggregate tax data from a tax summary database over the communications network.

4 . The method of claim 1 , comprising:

controlling the communications network to retrieve the tax ID associated with the real estate property using tax agency information corresponding to one or more taxing agencies responsible for levying taxes in the past for the real estate property, wherein the processing computer controls the communications network to retrieve the tax ID from a tax ID database.

5 . The method of claim 4 , comprising:

controlling the communications network to retrieve the tax agency information corresponding to the one or more taxing agencies using standardized address information identifying the address of the real estate property, wherein the processing computer controls the communications network to retrieve the tax agency information from a tax agency database.

6 . The method of claim 5 , comprising:

controlling the communications network to retrieve the standardized address information identifying the address of the real property using input received by the processing computer, wherein the processing computer controls the communications network to retrieve the standardized address information from a standardized address database.

7 . The method of claim 6 , wherein the tax summary database, the tax detail database, the tax ID database, the tax agency database, and the standardized address database are separate databases.

8 . The method of claim 6 , wherein the the tax detail database, the tax ID database, the tax agency database, and the standardized address database are remote from each other, and remote from the processing computer.

9 . The method of claim 1 , wherein the processing computer is configured to send the estimated property taxes report after receiving a request for a tax estimate for the real estate property.

10 . The method of claim 1 , wherein the processing computer is configured to create the estimated property tax report after receiving a request for a good faith estimate for the real estate property.

11 . The method of claim 1 , comprising:

using the processing computer to control the network to send the new property tax payment schedule to a lender, wherein the lender uses the new property tax payment schedule to create or modify payment terms for a pending or future loan for the real estate property.

12 . A method of calculating future property taxes comprising:

receiving a request for estimated property taxes for a real estate property with a new property value and identified by a tax ID, wherein the request is received by a processing computer having a processor, the processing computer configured to receive requests for estimated taxes through a communications network;

retrieving aggregate tax information for the real estate property from a tax summary database using the tax ID, wherein the tax summary database is remote from the processing computer and the processing computer communicates through the communications network;

retrieving tax detail information for the real estate property from a tax detail database using the tax ID, wherein the tax detail database is remote from the processing computer, and the processing computer communicates through the communications network;

using the processor to classify the tax detail data into variable, fixed, or one-time tax levies using one or more classification rules;

calculating a variable tax percentage rate using the variable tax levy amounts and a previous property value associated with the real estate property using the processor;

calculating predicted future variable tax estimate amounts by applying the calculated variable tax percentage rate to the new property value using the processor;

determining predicted future fixed and one-time tax estimated amounts by using the processor to determine the fixed and a one-time tax levies that will be applied in the future;

using the processor to calculate future property tax estimated amounts using the predicted future variable tax estimated amount, and the predicted future fixed and one-time tax estimated amounts;

calculating a property tax payment schedule using the processor, wherein the tax payment schedule includes the predicted future variable, fixed, and the one-time tax estimated amounts; and

creating an estimated property tax report using the processing computer, the processing computer using the property tax payment schedule and the aggregate tax information.

13 . The method of claim 12 , wherein the request for estimated property taxes for the real estate property is received by the processing computer after a triggering event has occurred requiring a recalculation of the property tax schedule, wherein the triggering event is any one of a transfer of ownership of one or more property interests of the real estate property, refinancing of the real estate property, or an assessment of the value of the real estate property.

14 . The method of claim 12 , comprising:

retrieving the tax ID associated with the real estate property using tax agency information corresponding to one or more taxing agencies responsible for levying taxes in the past for the real estate property, wherein the processing computer uses the tax agency information to retrieve the tax ID from a tax ID database.

15 . The method of claim 14 , comprising:

retrieving the taxing agency information identifying one or more taxing agencies from a taxing agency database using the processor, the taxing agency database accessible through the communications network;

wherein the taxing agency information is associated with the real estate property by a standardized address for the real estate property.

16 . The method of claim 15 , comprising:

retrieving the standardized address from an address database accessible through the communications network using the processor, the address database having address data for the real estate property that includes the standardized address.

17 . The method of claim 12 , wherein the processing computer creates the estimated property tax report after receiving a request for a tax estimate for the real estate property.

18 . The method of claim 12 , wherein the processing computer creates the estimated property tax report after receiving a request for a good faith estimate for the real estate property.