County property reassessment likely to raise many residential values, appraiser tells supervisors
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Summary
The board heard a reassessment update from the county's appraiser: residential parcels could see double-digit increases and the assessor's office will mail notices after software updates are completed; a pre-appeal review period will follow.
Fluvanna County officials were told Jan. 22 to expect substantial increases on many residential property assessments after the county’s reassessment work.
Fred Pearson of Pearson’s Appraisal, which the transcript notes was recently bought by Vision Software, told the Board of Supervisors that countywide residential assessments could rise roughly 25% over the two-year appraisal period and that smaller homes may experience larger percentage increases. “You will get another large increase,” Pearson told supervisors; he said the firm used county sales from 2023–24 to produce its market analysis.
Pearson said the appraisal notices cannot be mailed until Vision updates names and addresses in the system; county staff and the appraisal firm said they were waiting for that data transfer and expected notices to follow within about a week after verification. The county confirmed that towns and owners should expect a pre-appeal review period when assessors will be available to meet with property owners. County officials said that period would be at least 15 business days after notices mail, during which property owners can schedule appointments with assessors to discuss valuations before the Board of Equalization stage.
County staff and the appraiser emphasized the difference between assessed value and tax bills. The county administrator reminded residents that an increase in assessed value does not automatically translate to a proportional tax increase; the tax rate is set to produce revenue needed for the operating budget. Pearson and staff said the reassessment process includes review of sales, market areas and, where appropriate, income or cost approaches for commercial properties if owners provide the data.
Why this matters: The reassessment is the basis for the FY26 revenue estimate the board will use during budget discussions. Supervisors asked the assessor’s office to publicize the notice and review schedule and to make assessors available to taxpayers during the pre-appeal window.
Next steps: County officials said notices will be mailed after Vision completes the address update, then a 15-business-day review window will be available for owners to consult with county assessors. If taxpayers remain dissatisfied, standard appeal routes to the Board of Equalization will apply.
