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Cumberland County tax administrator reports 64.7% increase in assessed value after 2025 revaluation; county outlines calls and appeals plan
Summary
Tax administrator Joe Utley briefed commissioners on the 2025 county-wide property revaluation, which raised assessed values roughly 64.7%. Staff described an outreach and appeals plan including a call center and public communications and recommended evaluating moving the county’s revaluation cycle toward shorter intervals.
Joe Utley, Cumberland County tax administrator, presented results of the county’s 2025 property revaluation and told the Board of Commissioners assessed values rose substantially across categories, with an overall assessed-value increase of about 64.7 percent.
Utley explained that the statutory revaluation process updates all real property values to reflect market value as of Jan. 1, 2025, using mass-appraisal techniques and roughly 45,000 qualified sales to set market comparables. "Revaluations are simply the opportunity or a statute required to bring our real property values up to a % of fair market value on January the first of 2025," Utley said. He noted revaluations do not in themselves raise revenue; the governing body sets the tax rate after values are set.
Utley gave figures printed in the staff presentation: a gross assessed total of approximately $39,306,000,445 and a 2025 beginning taxable value of about $34.5 billion after exempt property and exclusions. He cautioned that the taxable value may change as exemptions and tax-relief applications are processed.
Because of the size of the change, staff outlined a communications and customer-service plan. Notices were to be mailed and a revaluation call center opened to handle taxpayer questions and appeals. Commissioners asked staff to publish clear deadlines and provide consolidated, plain-language guidance (for example, explicit final appeal dates) on the county website. Several commissioners asked staff to analyze the frequency of revaluations: Utley and the county manager said staff would evaluate moving from an eight-year cycle toward a six- or four-year cycle, with an intermediate six-year step suggested.
Utley described the appeals process and said that if taxpayers submit fee appraisals or other evidence, the tax office will consider those materials; mass appraisal methods will be used for the bulk of properties. Staff also recommended targeted outreach in municipalities where revaluation changes concentrate, with mobile or on-site assistance as needed.
