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Douglas County assessor presents three‑year plan, says values 'within acceptable range' as sales show moderation
Summary
Douglas County Assessor Mike Goodwilly told commissioners the county's 2026 assessment snapshot shows residential and commercial levels of value within state guidelines and that recent sales data suggest a moderation in selling prices; commissioners raised constituent concerns about property taxes and talked policy options.
Mike Goodwilly, Douglas County Assessor and Register of Deeds, presented the statutorily required three‑year plan of assessment to the Board of Equalization on June 30, saying the county’s 2026 assessment snapshot falls within state guidelines.
"I think we are at 94 for residential and 95 for commercial," Goodwilly said, describing those figures as "perfectly respectable numbers." He emphasized the plan is a forward‑looking snapshot and that projecting market behavior several years out is difficult.
The presentation outlined the assessor’s approach: ongoing property inspections, analysis of assessment‑to‑sales ratios by class and market area, and targeted reappraisals where ratios fall outside acceptable ranges. Goodwilly said the county’s sales‑file window for 2027 measurements closes at the end of September and cautioned that final assessments depend on completed sales verification.
Commissioners pressed for context. Commissioner Morgan noted national market signs such as fewer real‑estate licensees working and declining multiple‑offer situations; Goodwilly replied that selling‑price appreciation over recent years has often averaged in the mid single digits. "Sales prices have appreciated in the vicinity of, you know, 7% a year, 5% a year," he said.
Commissioner Fehee recounted door‑knocking in her district and said she heard widespread distress about property taxes across income levels. "I heard it from people with million‑plus dollar homes. I heard it from people with $150,000 homes," Fehee said, saying many residents told her they could not afford to keep their family homes. She framed the problem as structural and urged examination of broader tax choices.
Goodwilly urged residents that protesting assessed value is an option and described the office’s workload: "We value in excess of 200,000 taxable parcels in Douglas County every year," he said, adding that a typical busy year might produce several thousand protests. He stressed valuation is an opinion‑based process and that the office takes protests seriously.
The conversation touched on housing‑supply dynamics. Goodwilly said a snapshot of active single‑family residential listings showed roughly 1,378 homes available at a point in time, a scarcity that can amplify competition and push up prices.
The board did not take a formal action on the plan itself at the meeting; the presentation fulfilled the statute’s disclosure requirement and set the context for future equalization work and hearings.
Next steps: staff will complete sales verification for the 2027 measurement period as the assessor’s office finalizes the ratios and identifies neighborhoods for reappraisal as needed.
