Union County tax reappraisal raises values; appeals process, deadlines explained

Van Harrell, Union County tax administrator, told the Board of Commissioners on March 17 that a state‑mandated 2025 reappraisal increased gross market values in the county by about 60%.

The update matters because the reappraisal sets market values used to calculate taxable value and triggers an appeals process that began when value notices were mailed. "This was a mandated reappraisal," Van Harrell said, adding the county pulled roughly 47,000 sales to set market values and is following statutory appraisal standards.

Harrell said the county now shows roughly a 60.05% gross increase in overall market value across about 114,000 parcels, with residential values up about 63.45% (the median individual property increase was just under 57%) and a commercial increase near 45.6%. He also said land valuation increased about 94%, but noted much of land value will be reduced for taxable purposes under present‑use valuation (PUV) programs for farmland. "If your market value on the notice you receive, let's just as an example, if it's $50,000 an acre at market value, for farm land, you're only going to be taxed on about $255 an acre," Harrell said to illustrate how PUV affects taxable value.

Why it matters: Harrell and county officials emphasized higher market values on notices do not automatically translate to identical increases in tax bills. County Manager Brian Matthews repeated that the board will set the tax rate during budget work and said, "I can promise you, it will be lower than 58.5¢." The current county tax rate is 58.5 cents per $100 of assessed value.

Appeals process and timing Harrell outlined the multi‑stage appeals workflow. Taxpayers who disagree can file online; appeals first go through an informal assessor review, then to the Board of Equalization and Review (BER), and — if unresolved on valuation grounds — to the state Property Tax Commission. He said the county expanded phone staffing to handle questions and is processing appeals in the order received.

Key clarifications Harrell gave: - Appeals received so far: about 1,700 appeals had been entered by midday on the day of the meeting. Harrell said call volumes peaked over the weekend after notices were mailed. - Recommended filing window: the notice requests appeals be received within 30 days to allow time for review and possible settlement before BER hearings begin, but Harrell said the 30‑day request does not shorten the statutory appeal period. - Absolute deadline: Harrell said the final day to file an appeal will be the last day the board is in session formally for the appeals cycle — May 28. - BER schedule: hearings are planned to begin April 14 with daytime and evening sessions (including 4–7 p.m. options) to accommodate working residents. - Response timing: once call volumes ease, Harrell said many taxpayers should expect to hear from staff within about a week, but complexity and evidence required vary case by case. He said many appeals are filed without supporting evidence and urged taxpayers to upload comparable sales or appraisals through the county portal.

How residents can file and what to include Harrell walked through the county property portal and said the online appeal tool allows taxpayers to run comparable‑sales reports and upload supporting documents. He said staff will review every appeal regardless of when it is filed, even if it comes after the informal review window.

Public reaction at the meeting Several residents used the meeting’s public comment period to express worry that notices showing large percentage increases would translate into steep tax bills. Doug Presley said, "please do not raise our property taxes by 60%." Shontay Plowman also referenced figures she had seen and asked whether new development would reduce rates for long‑time property owners. Harrell and Matthews reiterated that assessed value is not the same as a tax bill and that the board still must set the tax rate through the budget process.

What’s next Harrell said the department will continue to process appeals and provide updates. The manager reminded residents the board will consider the tax rate as part of the budget process and that the county historically reduces the tax rate in a reappraisal year.

Ending: Residents who want to appeal are advised to use the county's property search and appeals portal; Harrell encouraged taxpayers to include documentation to support requested value adjustments so staff can review them before hearings.