Union County assessor: no residential statistical increases for Beresford in 2026; appeals, exemptions and online tools explained

Brandon Cooper of the Union County assessor's office told the Beresford City Council that "to start on a positive note, there are no statistical increases for the 2026 tax year for the city of Beresford." The office presented county sales-ratio history, example comparable sales and new online tools to help taxpayers review property data.

Why it matters: the assessor's presentation explained how countywide sales ratios determine the taxable-factor that converts market value to taxable value, described new public tools on the Beacon parcel site and outlined the appeal timeline for residents who disagree with their assessed values.

County context and examples: assessor staff said Union County's countywide sales ratio moved from about 86.97 to 88.04 this year; the office reported roughly 13,578 parcels in Union County and a total assessed value near $3.2 billion. Staff displayed recent sales and explained that some properties sell for significantly more than recorded assessed values, which produces ratios well below market for individual parcels and is why assessors periodically apply statistical increases countywide.

Tools and operations: staff demonstrated Beacon features including valuation history, a comp-report generator and a tax-estimator still under development. Beacon subscriptions for commercial users were noted at $300 annually (or $25 per month), while taxpayers can print their own records at the county office without a fee. The assessor encouraged the council and residents to use the public items on Beacon and to contact the office if property details (square footage, basement finish, garages) are incorrect.

Appeals, deadlines and relief programs: the assessor walked through formal appeal procedures: appeal letters to the local board must be postmarked or electronically submitted by March 12; local boards are scheduled the week of March 16'0 and must return minutes and paperwork to the assessor by March 23; an appellant dissatisfied with a local-board decision can appeal to the county by April 7. The office also reviewed relief programs: the Elderly Freeze (annual application by April 1) now has adjusted income thresholds and a higher qualifying value cap; the disabled-veteran exemption currently reduces owner-occupied value by $200,000 for eligible applicants (file once by Nov. 1); and discretionary 5- and 7-year schedules remain available primarily for commercial and certain redevelopment properties.

Reappraisal and statutory changes: staff explained commercial reappraisal is slated for 2029 and will be performed by an outside vendor (Vanguard Appraisal). They also discussed Senate Bill 216 (a state-level change) and said it alters how some growth is reported and caps some owner-occupied growth at 3% countywide; the office did not apply increases this year because countywide ratios did not require action.

What residents can do next: the assessor's office urged property owners to check Beacon records, ask the assessor to reassess in advance of appeals if data are incorrect, and to file timely appeal letters or appear before the local board during the March sessions. "If anyone wants their property reassessed, we can come out at any time," the assessor said.

The assessor closed by offering staff contact information for follow-up questions and by noting staff members who assist the public during appeal season.