Gates County hears revaluation data indicating large market gains; residents warned notices will trigger appeals process

Renee McGinnis of Pioneer Appraisal and Associates told the Gates County Board of Commissioners on Dec. 2 that recent county sales indicate market values since the 2017 revaluation have risen substantially and that the county will issue notices to property owners as part of the 2025 countywide reappraisal.

McGinnis, the consultant leading the revaluation, said the state requires an appraisal of real property every eight years under the North Carolina General Statutes and that smaller counties typically follow that schedule. She told commissioners she expects many properties to show double-digit increases compared with assessed values from 2017 and presented example sales where assessed values were 35% to more than 100% lower than recent transaction prices.

Why residents should care: the revaluation sets assessed values used to calculate property tax bills. County staff said the board will publish a revenue-neutral tax rate so the county's total levy would remain the same as the current budget unless the board decides otherwise, but individual taxpayers could see increases or decreases depending on their new assessments.

McGinnis explained the process and taxpayer options. The county will mail notices of value, and property owners may first file informal appeals with the tax office; after that step the Board of Equalization and Review will hear formal appeals. If the board approves final values and a taxpayer remains dissatisfied, the state is the next appellate level, McGinnis said.

County Manager Scott Sauer and other commissioners asked how the revenue-neutral rate is calculated and what a higher assessed base would mean for county revenue. Sauer noted dollar figures discussed during the hearing: the county's budget this year is roughly $16.9 million, and county staff indicated that, based on current calculations, each penny of the tax rate generates approximately $102,000 in revenue. County staff emphasized that the revenue-neutral rate calculation must be defensible and published in a legal advertisement after the revaluation is finalized.

Commissioners and staff stressed that not everyone will see a large increase and that the tax administrator and appraisal firm will research and, where warranted, remove atypical sales (for example sales including personal property or unusual bidding) from the valuation analysis. McGinnis said appraisers visit parcels and measure structures from the exterior and that taxpayers should review their property record cards on the county GIS and provide information if something appears incorrect.

The board opened and later closed a public hearing on the schedule and methodology for the 2025 revaluation; both procedural motions were approved by the board. Commissioners said the county will hold a workshop before notices go out so commissioners and staff can explain the records, the appeals process, and taxpayer relief programs.

The board did not approve final values on Dec. 2; commissioners were told final approval and any vote on a revenue-neutral rate will come at a later meeting after notices and appeals periods are set.