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Dare County officials present 2025 property revaluation showing wide area increases; appeals process explained
Summary
County appraiser presented the results of a five‑year revaluation that estimates a 67% countywide increase in taxable base vs. 2020, with much larger gains on the beaches; officials described how values were calculated and outlined the appeals process.
Dare County presented the results of its 2025 property revaluation on March 3, reporting an estimated countywide taxable base increase of roughly 67% compared with the 2020 revaluation and telling property owners how to challenge their new values.
The county's revaluation lead described the process behind the numbers and said the assessment notices reflecting market values as of Jan. 1, 2025, would be mailed at the end of March. "I feel confident that these values are equitable and accurate," the presenter said during the hearing.
Why it matters: the reassessment determines each parcel's assessed value used to calculate future tax bills once the governing taxing authorities set rates. The presentation emphasized that the appraisal produces estimates of market value and that tax bills will depend on the tax rate set later in the year.
What the county reported: the assessor said the 2025 tax base estimate would rise from about $16.4 billion in 2024 to about $27.45 billion, an aggregate increase of about 67%. The presenter said the analysis used 2,898 qualified sales from Jan. 2022 through Dec. 2024 and industry-standard statistical measures (median sales ratio 96.8; low coefficient of dispersion), which the office said indicates assessments align closely with observed sales.
Notable geographic variability: the presenter showed district-level examples. Northern beaches and towns on the Outer Banks showed some of the largest percentage increases (several districts in the 60s and low 70s), while some mainland districts recorded smaller gains (examples cited in the presentation ranged down to the high 30s in a few places). The presenter cautioned that the area aggregate percentages do not mean every property rose by that percent; some individual parcels increased by more and others by less.
How values were derived: the office described mass appraisal methods used to value roughly 45,000 parcels simultaneously: collecting physical characteristics, analyzing comparable sales and developing schedule values applied across parcel groups. The assessor stressed the difference between market value (an arm's-length sale price) and tax rate (a separate policy decision the board or municipalities set later).
Appeals and next steps: the county detailed a three-step appeals process. Property owners are asked first to review parcel information online and submit corrections (for example, square footage or condition errors). If owners disagree with the value after that review, they may file an informal appeal using the tear-off form included with the mailed notice or an online form. The Board of Equalization and Review, a statutorily required five-member panel appointed by the commissioners, will convene between the first Monday in April and the first Monday in May to hear appeals. The presenter reminded residents that appeals must concern market value and not projected tax bills or affordability concerns.
A final note from the presentation: the office said it plans public information sessions to help residents understand the schedule values, the appeals steps and the sales-comparison tools on the revaluation web page. The assessor encouraged anyone with questions to contact the appraisal office using the information that will accompany mailed notices.
