The value of all real property is determined as of January 1st of the year of the most recent countywide reappraisal. The county’s last reappraisal was effective January 1st, 2021.
Any inflation, deflation or other economic changes occurring after this date do not affect the assessed value of the property and cannot be lawfully considered when reviewing the value. The January 1st, 2021 values remain in effect until the next countywide revaluation which is currently scheduled to become effective January 1st, 2025.
Informal Appeals
The first step in the appeals process is to request an informal review. The initial analysis is performed by a certified appraiser who will thoroughly review your property and consider all aspects of your appeal. A review of your property could result in your value increasing, decreasing, or remaining unchanged.
An informal review may be initiated by calling our office at 704-986-3631.
Once you are notified of the results of your appeal, you may pursue other options.
Formal Appeal
The next step in the appeals process is to formally appeal to the Board of Equalization and Review (BoER). This is a special board appointed by the County Commissioners and consists of Stanly County residents with knowledge of local real estate values. The Board of Equalization and Review normally convenes each year in April. This formal appeal process is for property owners not satisfied with the results of an informal review or who wish to appeal their value directly to the Board. Property owners may formally appeal real estate values for the current year as long as the Board has not adjourned. Please note that changes in market or economic conditions occurring after the effective date of a revaluation cannot be lawfully considered when reviewing the assessed value for adjustment.
To begin this formal appeal process, you may call our office at 704-986-3631 and request an appeal. We must receive your completed form prior to the adjournment of the Board for it to be considered timely. A hearing will be scheduled and you will be notified of the date and time you may appear before the Board. Following a hearing with the Board, and subsequent notification of value, a property owner may still appeal to the North Carolina Property Tax Commission. A written request for a hearing must be filed with the North Carolina Property Tax Commission within thirty (30) days after the Board of Equalization and Review has mailed a notice of its decision.
Your Appeal to the Board of Equalization and Review
The Board of Equalization and Review consists of five members from the Stanly County community, appointed by the Stanly County Commissioners. The following information will help you understand how the Board operates and what you, as the appellant, may provide to better substantiate your opinion of value.
- The assessed value estimated by the Tax Office is based on the market value as of the date of the most recent revaluation (January 1st, 2021). Assessed values remain unchanged during the revaluation cycle unless there are changes made to the property such as subdivision development, combining of parcels, new construction or renovations
- Market value is an estimate of the most probable price in terms of money that your property would sell for on the open market given all conditions required for a fair sale, the buyer and seller each acting prudently, knowledgeably, and in their own best interest. It also assumes that the sale is an arms-length transaction
- North Carolina General Statutes require that the Board of Equalization and Review presume that the assessed value is correct until you prove otherwise. For the Board to make an adjustment in value you must provide evidence that the tax value is incorrect.
The Board suggests the following types of evidence:
- An appraisal which shows the estimated value of the property as of the effective date of the last reappraisal.
- A comparative market analysis (CMA) provided by a real estate broker will be considered. Appraisals and CMAs are very helpful but must be reviewed to assure that the appraiser or broker has selected valid comparable sales, made appropriate value adjustments and has derived a well supported opinion of value.
- A sketch of the layout showing exterior dimensions of your house or building (if you feel the data the county has is incorrect)
- Pictures of serious deficiencies to the property
- Comparable sales (preferably from the same neighborhood or area)
- If you are appealing your land value because it cannot be built on due to unsuitable soils or does not have access to public sewer, then you should supply the Board with copies of a perk test that prove the property is not suitable for an on-site wastewater system installation.
- Commercial appraisals showing all three approaches to value are strongly urged. In the absence of an appraisal, income and expense reports with well-documented vacancy rates, concessions, and well-supported capitalization rates are suggested. Recent comparable sales plus any cost data would also be helpful.
Once you have appealed to the Board of Equalization and Review, your value may be adjusted either upward, downward or it may remain unchanged. After all evidence has been presented, the Board will set aside time to review all of the relevant data concerning a parcel before reaching a decision. You will receive written notification of their decision after they adjourn. The written decision will also include information that you will need if you wish to appeal further to the North Carolina Property Tax Commission in Raleigh.
The link below is an application for a request to appear before the Board of Equalization and Review.
Frequently Asked Questions
Question 1: Will my taxes be going up this year?
Answer: The County’s tax rate did not change for 2023. Some of the Municipalities (Norwood) and fire districts (West Stanly & Oakboro) tax rates increased for 2023. The yearly Stanly County Solid Waste Fee (SWF) did not increase and remains at $97 for 2023. If you had any major additions, remodels, new construction, demolition, land split, etc. then your tax bill could also be different.
Question 2: My house wasn’t complete as of January 1st. Why did I get a tax bill for it?
Answer: Per North Carolina General Statutes, you were assessed on the percentage of the house that was complete as of January 1st. The full value of the house will be reflected on your tax bill once the house is completed.
Question 3: The value of my home appears to have declined over the past several months. Why does my assessed value remain unchanged?
Answer: Per North Carolina General Statutes, changes in the market due to general economic conditions (up or down) occurring since the last revaluation date (January 1st, 2021) cannot be considered until the next revaluation which is scheduled in Stanly County for January 1st, 2025.
Question 4: When can I appeal my current assessment?
Answer: The timeframe to appeal your 2023 assessment has expired. You may appeal your 2024 assessment prior to the adjournment of the Board of Equalization and Review. Please contact the Stanly County Tax Administrator’s office at 704-986-3631 to schedule an informal appeal prior to May 1, 2024. Appeals registered after May 1, 2024 may need to be heard formally by the Board of Equalization and Review.
Question 5: My house or outbuilding has been damaged or removed since January 1st of the current year. Will I still owe property taxes on these improvements?
Answer: Yes. Per North Carolina General Statutes the value of a parcel is based on the state of the property as of January 1st of the current year. We strive to have current data for your property so please take the time to contact our office at 704-986-3631 to let us know if any buildings or improvements have been torn down, damaged, moved, or added since your last tax bill.
