Political newcomer Al Snell is challenging longtime state senator John Schiffer in the Republican primary for District 22 on the issue of rising property taxes.

The primary election is August 19.

Snell, a self-described conservative, said he believes the current mechanisms used to calculate the value of homes isn't fair. Essentially, property values are based on what the home might sell for each year in the current real estate market, and that makes for a rapidly rising property tax expense for citizens in growing areas of Wyoming.

Snell said it amounts to "stealth eminent domain." Dissatisfied with attempts to work with local state representatives to change the system, Snell said he decided to run against Schiffer.

"It forces people out of their houses," said Snell. "Here in Johnson County, it is impacting older people with limited incomes. In the winter, people are faced with the choice of heat, food or medicine."

Snell favors a property value assessment system based on the most recent purchase price.

Schiffer calls that the "California" system of assessing property values, and maintains that he and other legislators have provided relief for elder and lower-income homeowners in recent years.

The relief includes a veterans tax exemption and a tax rebate for qualifying elderly and disabled citizens. Several times, the Legislature has raised the qualifying income level so that more people qualify for the tax rebate program.

Homeowners can also defer their property tax until death, then it can be paid off when the estate is settled. More efforts are under way, said Schiffer, including draft legislation for a "homestead" tax exemption.

"It's a struggle because the rise in property taxes is not statewide," Schiffer said of changing property tax laws. "It's especially difficult to garner the two-thirds vote required for a constitutional amendment."

Snell said the system is still fundamentally flawed.

"I believe we have a real fire blazing in the guts of the people. If the sitting legislators won't do it, then we fire them and find somebody who will," said Snell. "Without a doubt, the tax situation is the most critical issue facing the average person in Wyoming."

Both candidates have strong feelings about the need to protect Wyoming's open landscape in the midst of the current push to develop energy.

Schiffer said he's in favor of directing more revenues toward the Wyoming Wildlife and Natural Resource Trust Fund.

"We need to continue working with industry to make sure when all is said and done we've got the way of life we want in Wyoming. And we're going to need to do some more work in that area."

Snell said preserving property rights is paramount, yet development of all kinds should be done through good planning.

"We should not continue to extend man's footprint willy-nilly across the landscape," said Snell.

Reporter Dustin Bleizeffer can be reached at (307) 577-6069 or dustin.bleizeffer@trib.com.

BIO BOX

Senate District 22 - Johnson County

AL SNELL

Party: Republican

Age: 68

Home: Buffalo

Occupation: Retired from the insurance industry, and was an executive in the rock, sand and gravel industry.

Education: Bachelor of arts degree in political science, 1962, Long Beach State.

Family: Married, wife Judy.

Political experience: None.

JOHN SCHIFFER

Party: Republican

Age: 63

Home: Kaycee

Occupation: Rancher

Education: Bachelor of arts in economics, Colorado College, Colorado Springs.

Family: Married to wife, Nancy, 2 grown children.

Political experience: 15 years in Wyoming Legislature, served as Senate President in the 59th Legislature, also served on the Johnson County School Board.