Property Revaluations 2023
By law, North Carolina counties are required to reassess all the properties (revaluation) every eight years. However, many counties have a shorter schedule with counties with major urban areas revaluing properties on a four-year schedule. Over the past few years, North Carolina has continued to outpace most states in growth and development. Most county revaluations have reported increases in commercial values of over 40% and residential increases of over 60%. While each county varies, you should anticipate an increase in your assessed value.
Now, many counties have started to send out notices of the new assessed values. Most property owners will have a bit of sticker shock as the substantial increase in assessed values will likely result in higher property taxes. 23 of the 100 counties are revaluing the properties in the county with an effective date of January 1, 2023. The new assessed values will not impact current taxes, but the new bills will be due on January 1, 2024. The following chart provides contact information for the counties performing a revaluation effective January 2023. This information is available on the notice you receive.
County Contact Information – Revaluation 2023
|County Name||Website||Assessor||Phone Number|
|Alamance||https://www.alamance-nc.com/||Jeremy Atkins||(336) 228-1312|
|Alexander||https://alexandercountync.gov/||Doug Fox||(828) 632-8291|
|Ashe||https://ashecountytax.com/||Chris Lambert||(336) 846-5554|
|Brunswick||https://www.brunswickcountync.gov/||Jeff Niebauer||(910) 253-2829|
|Burke||https://www.burkenctax.com/||John Bridgers||(828) 764-9430|
|Camden||https://camdencountync.gov/||Lisa Anderson||(252) 338-1919|
|Catawba||https://gis.catawbacountync.gov/||Brian Myers||(828) 465-8408|
|Craven||https://www.cravencountync.gov/||Leslie Young||(252) 636-6604|
|Duplin||https://www.duplincountync.com/||Gary Rose||(910) 296-2110|
|Gaston||https://www.gastongov.com/||Chelsea Tarbush||(704) 866-3158|
|Graham||https://grahamcounty.org/||Brandy Cook||(828) 479-7963|
|Henderson||https://www.hendersoncountync.gov/||Darlene Burgess||(828) 697-4870|
|Iredell||https://www.iredellcountync.gov/||Fran Elliot||(704) 878-5368|
|Lee||https://leecountync.gov/||Micheal Brown||(919) 718-4661|
|Lincoln||https://www.lincolncounty.org/||Susan Sain||(704) 736-8542|
|Macon||https://maconnc.org/||Abby Braswell||(828) 349-2144|
|McDowell||https://www.mcdowellgov.com/||Tammy Wylie||(828) 652-7121|
|Mecklenburg||https://wowbiz.mecknc.gov/||Ken Joyner||(980) 314-4226|
|Moore||https://www.moorecountync.gov/tax||Gary Briggs||(910) 947-2255|
|Northampton||http://northamptonnc.com/||Jaime B. Mason||(252) 534-4461|
|Randolph||https://www.randolphcountync.gov/||Debra Hill||(336) 318-6500|
|Rowan||https://www.rowancountync.gov/||Wendell Main||(704) 216-8558|
|Rutherford||https://www.rutherfordcountync.gov/||Richard Lawson||(828) 287-6000|
|Yadkin||https://www.yadkincountync.gov/||Clayton Campbell||(336) 697-4221|
An increase in assessed values does not necessarily mean an increase in property taxes. The property tax rate is developed after the revaluation. Most local governments back into the tax rate based on the total assessed value of a County. Local municipalities also tax property in addition to the County. After a revaluation, the total assessed value for a County typically rises, especially in areas of growth. With the substantial increase in assessed values, Counties, and local municipalities can lower their rates to achieve the same amount of revenue. However, it is rare that the reduction in property tax rate offsets the increase in assessed value.
Comparative Picture of Tax Rates
The following chart provides the tax rates and the year of the last revaluation. For additional taxes assessed by local municipalities, please refer to the additional information provided for each county.
|County Name||Tax Rate|
($/100 Assessed Value)
|County Name||Tax Rate|
($/100 Assessed Value)
A revaluation will assign an assessed value for every property in the county as of the new effective date. The Assessor’s office uses mass appraisal techniques to establish a schedule of values. The schedule of values provides ranges for variables to determine your assessed value. The following items should be considered in determining whether you should appeal.
- Timing – In the chart, you will see the year of the last valuation. Think to yourself whether real estate values have been going up, down, or staying level. The period between valuations should be considered in determining the reasonableness of the newly assessed value.
- Sales History – Has your property sold since the last revaluation? If your property sold, it is hard to argue an assessed value below what you paid for it unless there were substantial concessions made for the sale.
- Still Unsure? – There are a variety of professionals in the property tax appeal service industry. Make sure you engage with an expert in property valuation who is familiar with the mass appraisal process. A lawyer and an appraisal are not necessary for the informal appeal process.
SBPTA’s Property Revaluation
At SBPTA, we provide a free preliminary analysis of your property(s). The analysis will include a comparative analysis of the assessed value with the schedule of values. The burden of proof is on the property owner to provide information to support a reduction in the assessed value. Our team of professionals will determine whether the schedule of values developed by the county was appropriately applied to your property. The difference with SBPTA is that if we determine the schedule of values was not applied equitably, then we will provide a solution to the county that will maintain the integrity of their schedule of values and fairly assess your property.
Furthermore, if you want to appeal your property, I recommend engaging a consultant with expertise in property valuation and mass appraisal methodology. Neither a lawyer nor an appraisal is necessary for the informal appeal process. You can sign up for a free analysis at www.sbpta.com. We disqualify between 50% to 75% of submittals as the County has applied its schedule of values equitably and the assessed value is fair. Again, nobody is perfect, and it takes a valuation expert to best solve this issue and ensure your taxation is fair and equitable.