Reassessor: residential values rose sharply; 3,400 hearings held and adjustments underway after Damascus flooding

Fred Pearson, the county reassessor, told the Washington County Board of Supervisors on Feb. 25 that the office completed its reassessment hearings and data-entry work and expects to issue notices to property owners soon.

"Residential property went up 70% increase. We had 3,400 appointments, and approximately 5,600 parcels," Pearson said, describing the scope of the reassessment and outreach. He said the county must meet the state's requirement to appraise properties at close to market value and that his contract requires a median ratio of at least 95% of market.

Pearson told the board the increase follows several years of rising sale prices and lower turnover. "We just had to increase values that much," he said. He acknowledged the impact on property owners and advised that smaller, more frequent reassessments can reduce the sticker shock of a single large increase.

Board members asked whether localized events — notably a recent flood in the Damascus area — would affect valuations. A supervisor described severe flood damage in Damascus that had "washed out the basis for the economy" there and asked if sales-based valuations would reflect that change. Pearson said the assessor's office has already begun making adjustments.

"We made an adjustment for that. Whole homes were washed away. We've taken them off the books, reduced the land value," Pearson said, and added that about 100 properties still require review. He explained typical adjustment guidance: "Normally, if it floods a lot, I recommend to reduce it the value 25%. If it floods in the house, 75%."

Pearson explained the appeals process: property owners who disagree with their notice may appeal to the Board of Equalization after receiving their reassessment notice. He said many residents have already attended hearings; "3,400 people come in to talk to us about their assessments," he said.

On the frequency of reassessments, Pearson said state rules require counties over a certain size to reassess at least every four years. "If you have a population over 50,000 parcels ... you are mandated to do 1 at least every 4 years," he said.

Pearson and board members discussed factors that influence market valuations, including low sales volume that can skew averages and the effect of out-of-area buyers paying premium prices. Pearson said the state conducts a ratio study using sales from 2024 and that the board should consider shorter reassessment cycles if values change rapidly.

Board members were advised to expect notices and the availability of the appeals process; reassessment staff will continue on-site reviews for properties affected by flood damage and other condition-based complaints.