After reassessment shows average 50% value increase, supervisors open public hearing on equalized real-estate rate

Madison County staff and the Board of Supervisors opened a public hearing on the county’s 2025 property reassessment and the required equalization of the real-estate tax rate. Staff said the county hired an outside appraisal firm to complete a reassessment and that the countywide average increase in assessed values was about 50 percent.

County staff said state law requires the board to set an equalized rate so the aggregate tax burden does not rise more than 1 percent as a result of updated assessments. Using the reassessment data, staff stated the county’s equalized real-estate tax rate would be $0.49 per $100 of assessed value, down from the prior rate of $0.74. Staff also presented alternative illustrative rates the board may consider during later budget hearings; staff noted the board had advertised a maximum possible rate of $0.52 per $100 as part of the broader tax-rate notice process.

Supervisor Joe Jewett (presentation) and Commissioner of the Revenue Brian Daniels explained the mechanics: equalization preserves the county’s aggregate revenue baseline while recognizing that individual properties were reassessed at different rates, meaning some taxpayers may still see increases in their tax bills even if the countywide rate is lowered. Jewett offered a sample household calculation showing that on a small, representative home the equalized rate would produce a modest dollar change compared with the higher, pre-reassessment bill that many residents feared.

Public commenters asked about the appraisal process and whether private-market estimates influenced the reassessment. Resident Alex D’Amico asked whether the reassessment vendor had relied on online estimates such as Zillow; Commissioner Daniels responded that the contracted firm, Wingate Appraisals, conducts its own valuation work and does not reference Zillow as its source. The commissioner encouraged property owners to review the published data for factual errors (bedrooms, square footage) and to pursue formal appeals through the board of equalization if they believe their assessment does not reflect fair market value.

Board members and staff discussed the county’s longer-term fiscal picture. Staff said the county is considering modest tax-rate adjustments to help close budget gaps and to avoid depleting the county’s fund balance; an illustrative increase of three cents per $100 (0.03) would produce an estimated 3.7 percent revenue increase. Jewett and supervisors emphasized the county also plans to pursue economic-development strategies and other measures to broaden the tax base rather than rely solely on rate increases.

Residents thanked staff for clarification and praised the Commissioner of the Revenue’s office for accessibility during the reassessment rollout. Supervisor Jewett and other board members encouraged property owners with questions to contact the commissioner’s office and reminded residents that additional public hearings on overall tax rates are scheduled as part of the FY2026 budget process.