County staff outlines pros and cons of moving from four-year reassessments to more frequent schedule

County staff presented a detailed review on Jan. 13 of real estate reassessment frequency options, comparing the current four-year cycle with biennial and annual reassessments and outlining administrative and budget implications.

Miss Hill, county staff responsible for assessments, told supervisors that Virginia code currently permits counties of Montgomery's size to reassess on a four-year cycle and that the county's 2023 reassessment produced just under a 30% increase in assessed values. That sharp increase prompted the board to ask staff to examine other frequencies and to prepare for a public hearing scheduled Jan. 27.

Hill explained that more frequent reassessments smooth year-to-year changes in assessed values, reducing the large single-year jumps that can occur under a four-year cycle. She presented illustrative charts (not based on precise future market data) showing the same overall market change spread across years more evenly under biennial or annual reassessments.

The presentation covered practical steps and a sample transition timeline. Converting to an in-house annual program would require creating a real-estate valuation department, hiring credentialed staff (at least one certified appraiser or assessor), and training; staff estimated that contractors typically take roughly 18 months to complete a reassessment cycle, while a staffed in-house team could shorten that timeframe. Staff also noted that other Virginia counties use more frequent reassessments and cited Roanoke County (annual, in-house) and Orange County (moving in-house toward annual reassessments) as examples.

Supervisors discussed equity, predictability and staff recruitment. Several members said they supported exploring annual or biennial schedules to smooth tax equity across neighborhoods; others urged caution about implementation costs and whether the county could recruit sufficient appraisal staff. Hill said an RFP for the 2027 reassessment cycle is being prepared and that the current 2023 values remain effective through Dec. 31, 2026.

Ending: The Board will hold a public hearing on Jan. 27 to collect citizen input. Staff said any move to a more frequent schedule would require an ordinance and additional public hearings and that a decision would be implemented on a timeline that allows at least one full reassessment cycle to complete before values go on the books.