New Hanover County 2025 revaluation shows steep property value gains; appeals, relief options explained

The New Hanover County Board of Commissioners received a presentation Feb. 18 on the county's 2025 property revaluation, which shows large market-driven increases in assessed values across most property types.

The reappraisal team told commissioners that, comparing parcels that existed in 2024 to their new 2025 market values, the residential market shows an average change of about 67.23% and a median change near 59.4%. The overall county averages reported were roughly a 67.15% average increase and a 59.04% median increase; commercial changes track closely with residential growth, the presenter said.

The findings matter because assessed values form the tax base used to calculate property tax bills. The county will mail property value notices to owners on Feb. 28; the Board of Equalization and Review will convene April 24 and sit through May 22 to hear appeals. Tax bills will be mailed in July after the county sets the final tax rate.

County staff outlined how revaluation works in North Carolina: local reappraisal programs must appraise property to fair market value at least every eight years, and New Hanover County conducts revaluations every four to maintain more gradual adjustments. The reappraisal team said the Schedule of Values used for this cycle was presented to and adopted by the board in fall 2024, and that their market analysis used sales, income and cost data, spot checks for condition, and established appraisal protocols.

Key numbers presented: residential average change ~67.23% (median ~59.4%); commercial average ~66.9% (median ~59.06%); total overall average ~67.15% (median ~59.04%). Staff said Wrightsville Beach and other beach-area markets showed some of the largest percentage increases; Wilmington's average change was reported near 63% with a median near 62%, and the county’s unincorporated fire district showed an average change near 67% and median near 55%.

Staff described taxpayer resources and timelines: notices mailed Feb. 28; appeals are accepted in writing (letter, online form, or email) and the comparable-sales search tool and updated property record cards went live on the county tax website the day of the meeting. The presenter urged property owners who plan to appeal to submit supporting evidence (comparable sales, photographs, documentation of property condition) rather than an unsupported claim.

County officials also summarized tax-relief programs available under North Carolina law: the elderly/disabled exclusion (income threshold cited in the presentation as $37,900), the Disabled Veteran program (100% service‑connected disability requirement), and a circuit‑breaker style deferment for seniors that was described as limiting the tax bill to roughly 4% of income for some eligible owners and to 5% for those with incomes between the stated thresholds (staff said applicants must file annually when required). Staff warned that some deferments function like a present‑use or deferment program: deferred amounts generally become due if the property is sold within specified years, and those terms appear in the application materials.

Commissioners and staff stressed that the Feb. 28 notice is an assessed-value statement, not a tax bill, and that exemptions, exclusions or deferred amounts will appear on the July tax bill once the tax rate is set. Staff said many owners choose payment plans or make prepayments throughout the year; mortgage servicers are also routinely sent updated tax data.

The presentation included a demonstration of a new “comparable sales search” on the county tax site intended to help homeowners find sales that bracket their property and prepare supporting evidence for appeals. Staff said appeals opened Jan. 1 and remain open until the Board of Equalization and Review adjourns on May 22; the presenter encouraged early submission of documentation.

Commissioners asked several clarifying questions about the schedule, relief programs and how the county communicates changes. County staff reiterated that revaluation is a mandated process intended to restore equity across taxpayers and that conducting it every four years aims to reduce “sticker shock” compared with an eight‑year schedule.

Less critical details: staff said the median residential market value calculated for the county, after applying appraisal conditions, was about $411,000 in their compiled results. The presenter offered contact points at the Reappraisal/Tax office (reappraisal@nhcgov.com, (910) 798-7300) and said staff at the Government Center can assist residents with appeal paperwork in person.

The presentation closed with an invitation for residents to use the online tools and to call or visit the reappraisal office for assistance.