Did your 2025 Chatham County reappraisal notice bump your home’s assessed value? You are not alone, and it does not automatically mean a bigger tax bill. With a few key steps, you can understand what changed, what your options are, and how to plan your next move. This guide breaks down how the reappraisal works, what affects your bill, appeal timelines, and tax relief programs you might use. Let’s dive in.
2025 reappraisal at a glance
Why it happens and the schedule
North Carolina requires periodic countywide reappraisals to keep values at market level. State law sets a minimum schedule, and Chatham County uses a four‑year cycle. The 2025 reappraisal updated values as of January 1, 2025, and the next reappraisal is scheduled for 2029. You can review the county’s process and resources on the Chatham County Appraisal Division page and see the state rule in G.S. 105‑286.
Timeline and notices
Notices of new values were mailed in spring 2025. The Board of Equalization and Review convened April 7, 2025, and adjourned May 19, 2025 at 5:00 PM. Appeals for 2025 had to be filed by 5:00 PM on May 19, 2025. For meeting details and filing steps, see the Board of Equalization and Review page.
What drove value changes
Values reflect market sales from the prior period and a countywide Schedule of Values that equalizes neighborhoods and property types. Some properties rose more than others because the goal is equity across the county, not a revenue increase. You can explore methods and tools on the Appraisal Division page.
How reappraisal affects your tax bill
The two‑step formula
A reappraisal changes your assessed value. Your tax bill depends on the tax rate set each year by the county and other taxing units. The basic formula is explained by the state: tax bill = assessed value divided by 100, multiplied by the rate per $100. Even if your value went up, your bill may not if rates are lowered enough.
Revenue‑neutral rate explained
In a reappraisal year, local governments must publish a revenue‑neutral rate for comparison. It shows what rate would bring in the same revenue as before the reappraisal. Boards are not required to adopt that rate. See the requirement in G.S. 159‑11(e).
When you will see changes
The 2025 values apply to bills issued in summer 2025 after the budget and tax rate are adopted around July 1. There is a lag: market date on January 1, notices in spring, rate set in summer, then bills are mailed. For status updates, start with the Appraisal Division’s reappraisal resources.
If you think the value is wrong
Start with county tools
Compare recent sales in your area using the county’s Comper tool and property records, and check your property details for accuracy. If something looks off, request an informal review and share your evidence, such as photos, a private appraisal, repairs, or comps. The county outlines steps on the Appraisal Division page.
File a formal appeal by the deadline
If the informal review does not fix it, submit a formal appeal. For 2025, the Board of Equalization and Review accepted appeals through 5:00 PM on May 19, 2025, then adjourned. The board schedules hearings and issues written decisions. See filing procedures on the BOE page.
Take it to the state if needed
If you disagree with the BOE decision, you can appeal to the North Carolina Property Tax Commission. You generally have 30 days from the date of the BOE’s mailed decision to file. Learn about the process in the Property Tax Commission FAQ.
Tax relief and exemptions
You may qualify for relief that lowers or defers your bill. Programs are administered by Chatham County under state law, and most have a June 1 filing deadline each year. Details and forms are on the Chatham County Property Tax Relief page.
- Elderly or Disabled Exclusion: For qualifying owners who are 65 or older or totally and permanently disabled, excludes the greater of $25,000 or 50% of appraised value. The 2025 income limit in Chatham County is $37,900. Deadline is June 1.
- Disabled Veteran Exclusion: Excludes the first $45,000 of appraised value for qualifying disabled veterans or their surviving spouses.
- Circuit‑Breaker Property Tax Deferment: Caps taxes as a share of income. Any deferred amount remains as a lien that is repaid later if you no longer qualify or transfer the property. Deadline is June 1.
- Present‑Use Value (agricultural, horticultural, forestland) and other deferments: Eligibility and applications are listed on the county page.
- Local Low‑Income Tax Relief Program: Provides up to $500 for eligible long‑term owners who meet area median income and other criteria. See the county page for current thresholds by household size.
Quick checklist after your notice
Read your notice carefully. Confirm square footage, acreage, outbuildings, and any improvements.
Look up recent comparable sales for your area using county tools. Note which sales the county used for your neighborhood.
Request an informal review if you spot errors or believe the value is off. Document your case with photos, estimates, comps, or a private appraisal.
Prepare for a BOE hearing if needed. Bring a concise packet with 3 to 5 strong comps and supporting evidence.
If you still disagree after the BOE decision, file with the state Property Tax Commission within the 30‑day window.
Plan ahead if you are buying or selling
If you plan to move in 2025, factor the new assessed value and the adopted tax rate into your budget. Ask your lender to run updated estimates once the rate is set in July. If you are selling, buyers may ask about the new value and any exemptions. Clear, documented answers help keep your deal smooth.
Have questions about how your tax assessment might affect your next move in Chatham County or nearby Sandhills communities? Reach out to Erica Mooring for practical, client‑first guidance on timing, pricing, and planning your transition.
FAQs
Will my property taxes in Chatham County go up after the 2025 reappraisal?
- Not necessarily. Taxes equal assessed value multiplied by the adopted tax rate, and boards may lower rates in reappraisal years. The county will publish a revenue‑neutral rate for comparison, but it does not have to adopt it.
What if the county appraisal used the wrong square footage or missed a feature?
- Contact the Tax Office for a correction and request an informal review. Provide documentation such as a survey, floor plan, permit, photos, or a private appraisal.
I never received a reappraisal notice. Do I still have appeal rights?
- Yes, but deadlines are strict. Missing a notice does not extend the statutory appeal window. Contact the Tax Office immediately to review your options.
When will the new value show up on my tax bill?
- The 2025 values are used for bills mailed in summer 2025 after the county adopts its budget and tax rate around July 1.
What is the revenue‑neutral rate and why does it matter?
- It is a comparison rate that shows what would raise the same revenue after reappraisal. It helps you gauge changes, but boards are not required to adopt it.
When is the next Chatham County reappraisal?
- The county follows a four‑year cycle, so the next reappraisal is scheduled for 2029.
