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Kenneth Joyner's Workplan
Property Information and Values
Informal Review and Formal Appeals Process
Property Tax Exemptions
A: Revaluation is a process where all property (land and buildings) within a taxing jurisdiction (in this case Mecklenburg County) is revalued to its current market value as of an established date.
State law requires the County to conduct a property revaluation
at least every eight years to determine its market value.
Q: How are properties assessed?
A: All property (homes, commercial and land) is visited and observed by a County Assessor to:
Q: Why is Mecklenburg County revaluing properties?
A: North Carolina General Statute 105-286 requires all counties to conduct a revaluation at least once every eight years. Mecklenburg County's last revaluation was performed in 2011. The goal of revaluation is to distribute the overall tax burden throughout the County in a way that is fair and equitable, and based on current property values.
Q: What is the benefit of revaluation?
A: Property taxes are based on property values. Without periodic revaluations, some property owners would pay more than their share of property tax while others would pay less. Revaluations reset property tax values to their current market value so that the property tax burden is spread fairly among all taxpayers.
Q: What is Market Value?
A: According to North Carolina General Statute 105-283, Market Value is defined as "the price estimated in terms of money at which the property would change hands between a willing and financially able buyer and a willing seller, neither being under any compulsion to buy or sell." The
County Assessor's Office analyzes the local real estate market and uses that information to develop our estimates of market value.
Q: How does revaluation affect my taxes?
A: Revaluation and taxation are separate. Revaluation determines the market value. The
Mecklenburg Board of County Commissioners and local jurisdictions (cities and towns) determine tax rates during the annual budget process in late spring. The value of your property combined with the tax rate determines your property tax bill, which is mailed in late July.
Q: Who assesses my property? How are they trained?
A: Assessor's Office staff are certified to perform property revaluations by the NC Department of Revenue. They are well-trained with decades of experience. Appraisers must meet certification requirements. The
Assessor's Office also has an internal quality control division that monitors all aspects of the process.
Q: Does revaluation cause gentrification?
A: The revaluation values are modeled after the market transactions that have already occurred – sales that have taken place. The Assessor’s Office follows the market, they do not set the market.
Q: Is the County inflating property values to raise money?
A: Revaluation is required by state law and is supported by 75,000 sales across the County. The County and City will publish a revenue neutral tax rate for review during the budget cycle this spring.
Q: Does the County only do revaluation at the peak of the market?
A: The County is moving to a four-year revaluation cycle and studying how to get to a two-year cycle.
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Q: When will I get my Notice of 2019 Real Estate Assessed Value?
A: It will be mailed to Mecklenburg County property owners beginning Jan. 23, 2019. Values will also be available online starting Jan. 24.
Q: How can I find my property information?
A: Look up your real estate property value here. Type in your parcel number, your full name or the address printed on your Notice of 2019 Real Estate Assessed Value. View sample notice. When the result appears, select your property to review the information we have on file. If you notice any of this information is incorrect, please email AssessorQuestions@MeckNC.gov or call us at 980-314-4226.
Q: What do I do if I feel like my property value is too high or too low?
A: If you feel that your property value is too high or too low, now is the time to communicate with the County Assessor’s Office. You can contact the office online, by phone (980-314-4226), by mail or in person (Valerie C. Woodard Center, 3205 Freedom Drive, Suite 3500, Charlotte, NC, 28208). The sooner you contact the Assessor’s Office, the better.
Q: What does the "Deferred Amount" refer to on the Notice of 2019 Real Estate Assessed Value?
A: The total listed under "Deferred Amount" applies to property that is agricultural, horticultural and forestry related.
What if my house was still under construction on Jan. 1, 2019?
A: Your property value will be adjusted based on what was completed as of Jan. 1, 2019. This method also applies to new additions to existing buildings, outbuildings and detached structures. All improvements started after Jan. 1, 2019 will be valued using the same Uniform Schedule of Values applied to property built prior to that date.
Q: Can property values change before the next revaluation?
A: Yes, the assessed value could change if new construction or a change in zoning occurs. When that happens, market value is adjusted using the rates developed for the most recent year. For example, if a house is built in 2018 on a lot that was vacant in 2016, the new house and lot will be appraised using 2016 market values, as approved in the Uniform Schedule of Values.
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Q: How do I know if I should file an appeal?
A: Once you receive your Notice of 2019 Real Estate Assessed Value (view sample notice) in late January, you have a couple of options if your disagree with your value:
Informal Review--You have 30 days from the date you received your Notice of 2019 Real Estate Assessed Value to request an Informal Review. An Informal Review allows you and an assessor to review the property record and supporting information together. If an error is found, it can be corrected without having to go to a Formal Appeal. Informal reviews are encouraged. Request an informal review by visiting the property information portal, completing the form included with your Notice, in-person or by calling 980-314-4226.
Formal Appeal--If you believe your 2019 Notice of Real Estate Assessed Value is not a reasonable estimate of what your property could sell for on Jan. 1, 2019, you also have the right to file a Formal Appeal by
May 20, 2019. If you're considering requesting an Informal Review or filing a Formal Appeal, visit our property information portal to verify the information we have on file for your property and to review sales information for similar properties.
Q: How do I request an Informal Review?
A: Request an Informal Review by visiting the property information portal, in-person or by calling 980-314-4226.
Q: How do I file a Formal Appeal?
A: After you receive your Notice of 2019 Real Estate Assessed Value, you can file a Formal Appeal online or with a paper form before
May 20, 2019.
Q: What happens after I submit my appeal?
A: Your appeal will be sent to the Board of Equalization and Review (BER). You can file a Formal Appeal until
May 20, 2019. After your appeal is heard by the BER, you will receive written notification of your property value in the mail. If you disagree with the BER's decision, you have 30 days to file an appeal with the N.C. Property Tax Commission in Raleigh. Instructions on how to appeal to the N.C. Property Tax Commission will be provided in the letter you receive from the BER.
Q: How long do informal reviews take?
A: Informal reviews could take anywhere from 30-120 days and largely depend on how many appeals are filed in a given neighborhood. If there are multiple appeals in a particular neighborhood, then the process may take longer. The County Assessor will respond to appeals as quickly as possible.
Q: Do I need to attend my appeal hearing?
A: You can appear in person before the Board of Equalization and Review (BER), but it is not required. If you are unable to attend on the date and time set, your case will still be heard. The BER will review all submitted documentation regarding your case and mail you a decision.
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Q: Will my tax bill change?
A: Not necessarily. Property tax bills are calculated by multiplying the Market Value by the tax rate. The
Mecklenburg Board of County Commissioners and local jurisdictions (city and towns) determine tax rates during the annual budget process in late spring. Your tax bill may go up, down or stay the same.
Q: When will I get my property tax bill and when are my property taxes due?
A: Property tax bills are mailed to property owners in July 2019. Property taxes are due Sept. 1 of each year and are payable without interest though Jan. 5, 2020. An interest charge of 2% is assessed as a penalty on delinquent property tax bills received on or after Jan. 6. Here is more information about tax payments.
Q: When is the tax rate set?
Mecklenburg Board of County Commissioners and local jurisdictions (city and towns) determine tax rates during the annual budget process in late spring. This process begins in May 2019. Public input is encouraged before the budget is adopted, typically in late June. The tax rate that will apply to your new property value will be set late spring and will go into effect July 1, 2019.
Q: How do I know if I qualify for property tax exemptions?
A: Exemptions have a range of eligibility requirements. To find out if you qualify visit the
exemptions page. If you have any questions regarding exemptions, please call us at 980-314-4226.
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