Durham tax administrator outlines 2025 general reappraisal, warns of steep value increases and explains appeals process

Keyardo, Durham County's tax administrator, presented the county's 2025 general reappraisal at the Board of County Commissioners meeting on Feb. 10, 2025, explaining the legal requirement to reappraise and giving dates for notice mailings, appeals and the Board of Equalization and Review.

The presentation warned that Durham property values have climbed sharply since the last reappraisal in 2019: the countywide median sale price rose from about $240,000 in 2019 to roughly $416,000 as of December 2024. Keyardo said the reappraisal's goal is "to bring all property values to a hundred percent market value," and repeated the state requirement that counties reappraise at least once every eight years under North Carolina General Statute 105.286.

The tax administrator detailed the reappraisal timetable: change-of-value notices will be mailed to owners on or about March 1; the online appeal module will open March 3 for 2025 appeals; informational meetings for property owners will run March 11'March 25 (including weekday and Saturday sessions); the Board of Equalization and Review will convene May 5 and is scheduled to adjourn June 16.

Keyardo described recent market examples to illustrate the scale of change: one property that sold for $325,000 in 2018 sold again in 2024 for $560,000 (about a 72% increase); another rose from $210,000 in 2018 to $441,000 in 2024 (about 110% increase). She also summarized commercial-sector trends: office vacancy rates are higher than in 2019 while price-per-square-foot and certain sale prices have risen; multifamily vacancies are at record highs with rental rates declining.

On legal and procedural points, Keyardo cited North Carolina General Statute 105.286 (reappraisal requirement) and 105.287 (limitations on changing tax values in non-reevaluation years). She urged property owners to review the county's public data, correct any outdated property records, and, if needed, file an appeal with the Board of Equalization and Review.

The board and staff discussed tax-relief programs administered locally and by state law. Keyardo summarized three state-supported programs administered by counties: the elderly/disabled homestead exclusion, the circuit breaker deferment for elderly/disabled taxpayers (which requires annual application), and the disabled-veteran exclusion (which uses VA disability certification and excludes up to $45,000 of appraised value for qualifying veterans or surviving spouses). She also reviewed the county's Department of Social Services low-income homeowner relief program, which uses a three-tier income model tied to area median income (AMI) and requires five years of continuous primary-residence ownership for eligibility.

Commissioners pressed staff on outreach, transparency and program limits. One commissioner proposed adding a simple breakdown showing how a property tax bill funds services (for example, an itemized or pie-chart display) in the online property-tax dashboard or future mailed statements; Keyardo and County Manager Hager said they could work with Budget to create such materials for the dashboard and future mailings. Commissioners also asked about the DSS homeowner-relief cap; staff said the program has changed over time and that DSS would supply exact cap figures and recipient counts.

Staff provided recent program figures: in fiscal year 2023-24 the DSS homeowner-relief program served about 493 recipients and dispersed roughly $690,000; staff reported the program had already expended over $500,000 by early December of the subsequent year.

Several commissioners noted that many property owners wait to appeal until they receive a tax bill rather than a change-of-value notice. Keyardo emphasized that legal appeal deadlines are tied to the valuation notice, not the subsequent tax bill, and encouraged owners to use the March informational meetings and the March 3 online appeal module to supply conditions or data (for example, interior-condition issues or rental income) that appraisers cannot always observe during external reviews.

Keyardo reviewed the reappraisal history and recommended keeping a more frequent cycle: previous county reappraisals were in 2008, 2016 and 2019; staff argued a four-year cycle improves horizontal and vertical equity and reduces extreme swings. She told commissioners she is already planning analyses needed to return the county to a shorter cycle when feasible.

Next steps: change-of-value notices by March 1; appeal portal opens March 3; informational sessions March 11'March 25 (posted on the tax office website and included in the mailed notice); Board of Equalization hearings starting May 5 with adjournment targeted June 16.

The presentation drew extended Q&A but no formal board action. Commissioners thanked Keyardo and her team for outreach and said they would continue reviewing relief-program parameters and outreach plans.