Frequently Asked Questions
No, market value does not change at the same rate on all properties. There are differences among individual properties and between neighborhoods. Values can vary according to property type, condition, size, construction quality, number of bedrooms/bathrooms, location, amenities and topography as well as other factors. Market value is determined by buyers and sellers in the local real estate market. It is possible that sales in one area of the County may indicate a significant decrease in value in a given year, while in another area of the County, the sales may indicate a significant increase in the same year. It’s also possible for properties in the same neighborhood to show different value changes. Many factors are considered during the appraisal process.
Real property includes land, structures and improvements on the land, including manufactured homes on a permanent foundation or other manufactured homes located on land owned by the owner of the mobile home. North Carolina law provides for a permanent listing system relative to real property, meaning that the taxpayer does not have to list real property every year. The taxpayer does have an obligation to list any improvements or changes to the real property during the listing period (January). Examples of changes that should be listed include the construction of an addition to a home or the installation of a swimming pool or outbuilding. Obtaining a building permit does not alleviate the taxpayer of this obligation to list changes to real property.
Values are placed on real property using either one or a combination of the following appraisal approaches:
- Sales comparison or market approach. This approach compares the selling prices of similar properties and places a value on those properties based on actual selling prices. This approach is the most accurate when there are numerous arms-length sales occurring.
- Cost approach. Values are determined on what it would cost to replace a similar property at current building costs minus depreciation based on a variety of factors and the age of the property. This approach is best used for unique properties or newer construction.
- Income Approach. This approach is used primarily for income producing properties such as apartment buildings or business offices. Revenues are analyzed to determine a net operating income. This income is then capitalized to determine a value for the property.
A Notice of Assessed Value will be mailed to all Henderson County real property owners on file with the Henderson County Assessor's office in February 2023.
- First, an “Informal Appeal form” must be completed and returned to the Assessor’s office. This form must be returned prior to the date the Board of Equalization & Review convenes which is usually during the month of April. Please include any documentation that supports your opinion of the value of your property. Acceptable documentation includes, but is not limited to; photographs, sales records, appraisals, comparable sales, etc. Your appeal will be thoroughly reviewed by an appraiser.
- Adjustments to values may be made based on a re-analysis of appealed property. Once the owner is notified of the results, the owner may accept the value or appeal to the County’s Board of Equalization & Review. The Board of Equalization & Review is a board appointed by the County Commissioners and consists of Henderson County residents with a solid real estate or business background who are familiar with local real estate values.
- Taxpayers may file an appeal with the Board of Equalization & Review by contacting the Assessor’s Office in person, by mail or by telephone call.
- The Tax Department’s website contains tax appraisal values and property information for all parcels within the County. Use this tool to compare values or property characteristics within your neighborhood. Access this site by visiting www.hendersoncountync.gov and choosing “Government”, then “Tax Offices” then “Real Property Data Search”. Because tax values are based on market value, also review recent sales in your area as a comparison to the value of your property.
An increase or decrease in the appraised value of a property may not predict whether the property tax liability will increase, decrease or remain the same.
Only after the tax rates are set by the Henderson County Board of Commissioners and other taxing districts can property tax liability be determined.
New tax rates are normally set by June 30 of each year, which in the case of this reappraisal, will be June 30, 2023.
Under specific circumstances, property owners may be eligible for reduced taxes or participation in other deferment or special programs. To participate in these programs, requirements specified by North Carolina law must be met. Available programs are listed below. For detailed information regarding these programs, please visit the Tax Department's website at www.hendersoncountync.gov/tax These programs include:
- Elderly, Disabled, and Disabled Veteran Relief; and
- Exempt Property.
North Carolina law exempts some peoperties from property taxes if certain requirements are met. Some types of exempt property are:
- Property used for religious purposes;
- Property set aside for burial;
- Property used for educational, scientific or literary purposes; and
- Property used for charitable purposes.
Applications for exemption are accepted by the Tax Department during January of each year.
Present-Use Value Program. The North Carolina General Assembly enacted the Present-Use Value Program allowing reduced tax assessments for individually owned property currently in use for agriculture, horticulture, or forestry. Property accepted into this program is taxed at its "present use" as a farm. The present-use value is usually less than the market value of the property. The difference between the present-use value and the market value is deferred. When the property or a portion of it is removed from the program for any reason, the deferred taxes for the current year and the previous three years, plus interest, becomes due. Applications for this program are accepted during January of each year.
For more information on any of these programs, please contact the Tax Department at 828-697-4870 or visit our website at www.hendersoncountync.gov/tax
It is the responsibility of the Assessor to value most taxable property within the County. The total value of all property within the County is the tax base. Each County agency or department submits an annual operating budget to the County Manager. The County Manager then submits a recommended total County budget to the County Commissioners for consideration. The Board of Commissioners carefully reviews the recommended budget and conducts a public hearing for citizen input. By the end of June, the Board of Commissioners adopts a budget for the fiscal year beginning July 1. The budget, less any additional revenues to be received by the County, is divided by the value of the tax base to determine a tax rate. The tax rate is based on amounts per each $100 in property value. A similar process is completed for each municipality and fire district within Henderson County.
NCGS §159-11(e) provides that in each year in which a general reappraisal of real property has been conducted, the budget officer shall include in the budget, for comparison purposes, a statement of the revenue-neutral property tax rate.
The revenue-neutral property tax rate is the rate that is estimated to produce revenue for the next fiscal year equal to the revenue that would have been produced for the next fiscal year by the current tax rate if no reappraisal had occurred. Revenue neutral does not necessarily mean that taxpayers will be paying the same amount of property tax for FY2023 that was paid during FY2022.
To calculate the revenue-neutral tax rate, the budget officer shall first determine a rate that would produce revenues equal to those produced for the current fiscal year, and then increase the rate by a growth factor equal to the average annual percentage increase in the tax base due to improvements since the last general reappraisal. This growth factor represents the expected percentage increase in the value of the tax base due to improvements during the next fiscal year.
The budget officer shall further adjust the rate to account for any annexation, de-annexation, merger or similar event. The Assessor does not have the authority to establish the revenue neutral tax rate. Decisions regarding the establishment, computation and implementation of the revenue neutral tax rate are made at the Governing Board level.
Henderson County’s tax rate for FY2023 is .561 per $100 in value. For real property, this rate is based on the 2019 reappraisal values.
Property tax bills are mailed in August of each year and become due on September 1st. Typically, taxpayers have until the following January 5th to pay the bill without interest. January 5th is the deadline for paying property taxes before they become delinquent. If you are interested in a payment plan, contact our Collections Division at 828-697-5595.
The owner of the property as of January 1st of the current tax year is responsible for taxes for the entire year unless the property changes ownership during the tax year. If there is a change of ownership, the owner of record on the following January 6th (or the date interest begins), and any subsequent owner, will be held liable for any unpaid real property taxes. The Tax Department does not prorate real estate taxes. Proration is handled between the buyer and seller at the time of the sale. Tax liens against the property will remain in effect until paid in full. It is the responsibility of the new owner to pay any taxes due before January 6th.
