Publications / Frequently Asked Questions (FAQ)
What is revaluation?
Revaluation is the process that makes sure each property's assessed value reflects its fair market value, or the most probable price a property would bring at sale in a competitive and open market.
Why does the County do revaluations?
Revaluations are required by law in North Carolina, and they set the tax value of all residential and commercial land and structures. Property values don't all go up or down at the same rate, so revaluations make sure each property's assessed value reflects its fair market value, or the most probably price a property would bring at sale in a competitive and open market. Because property taxes are partially based on a property's market value, if counties didn't conduct periodic revaluations, some property owners would pay more than their share of property tax while others would pay less than their share.
How often are properties appraised?
In North Carolina, counties must conduct a revaluation at least once every eight (8) years. In 2016, recognizing Wake County's rapid growth, the Wake County Board of Commissioners voted to shorten the revaluation cycle to four years, and the County's first revaluation on a four-year cycle was effective January 1, 2020. The current revaluation has an effective date of January 1, 2024.
How does the County conduct a revaluation?
There are four main steps in a revaluation: neighborhooding, land and building pricing based on sales data, field and office reviews, and notice of assessment and appeal review.
Neighborhooding is where the County's approximately 425,000 parcels are divided into about 5,100 neighborhoods based on similar market, economic, and geographic conditions, such as a subdivision where homes are all about the same age, style, and quality of construction. In the land and building pricing phase, property sales of both homes and land are analyzed to establish appropriate land values, building grades, and the influence of various property characteristics.
In the Field and Office Review phase, appraisers review the proposed rates by visiting neighborhoods and properties around the County. The rates and value ranges established by these analyses are compiled into the Schedule of Values (SOV). The Wake County Board of Commissioners must approve the SOV before it becomes effective.
The results of the revaluation are presented to the Board of Commissioners, and value notices are mailed to property owners. Taxpayers can request an informal review by Tax Administration or file a formal appeal to the Wake County Board of Equalization and Review. Once appeals are heard, the County prepares lessons learned from the most recent revaluation process and begins the next revaluation cycle.
Neighborhooding is where the County's approximately 425,000 parcels are divided into about 5,100 neighborhoods based on similar market, economic, and geographic conditions, such as a subdivision where homes are all about the same age, style, and quality of construction. In the land and building pricing phase, property sales of both homes and land are analyzed to establish appropriate land values, building grades, and the influence of various property characteristics.
In the Field and Office Review phase, appraisers review the proposed rates by visiting neighborhoods and properties around the County. The rates and value ranges established by these analyses are compiled into the Schedule of Values (SOV). The Wake County Board of Commissioners must approve the SOV before it becomes effective.
The results of the revaluation are presented to the Board of Commissioners, and value notices are mailed to property owners. Taxpayers can request an informal review by Tax Administration or file a formal appeal to the Wake County Board of Equalization and Review. Once appeals are heard, the County prepares lessons learned from the most recent revaluation process and begins the next revaluation cycle.
What is the Schedule of Values?
The Schedule of Values (SOV) is a manual providing rates, value ranges, and guidelines for appraising property at fair market value in Wake County. It includes adjustments that may be used for various types of construction, adjustments for market conditions, and valuation schedules for land. By law, the SOV must be approved by the Board of Commissioners.
Will my value stay the same between revaluations?
If no changes are made to your property, your assessed value will not change. Your value may be updated to reflect changes made to the property, such as construction of additions, remodeling, or demolition. Any updates to your value would be made using the 2024 Schedule of Values.
How do I know what my house would sell for?
For the 2024 revaluation, Wake County Tax Administration has introduced a new online tool to help taxpayers research sales of residential property. The 2024 Revaluation Residential Comparable Sales Search allows users to search for sales of similar property in their neighborhood, display the results on a map, and generate reports of comparable sales that can be submitted as part of a value appeal. In the left-hand menu, click on Real Estate, then Research Sales for additional information and a link to the tool. Sales of vacant land and commercial property can also be researched from this page.
What determines my tax bill?
Your property tax bill is made up of two parts - the assessed value and the tax rate set each year by elected county and municipal officials. They are multiplied to get the dollar amount owed. For example, if a house has an assessed value of $300,000 and the county tax rate is 65.70 cents per $100 of value, the county tax amount would be $1,971.00 ($300,000 x .00657).
After revaluation, will my tax bill stay the same?
The tax rate is set by elected officials in the annual budget. The Wake County budget process, like that of many municipalities, begins in May. Public input is encouraged before the budget is adopted, typically in June. Wake County and its municipalities operate on a July 1 - June 30 fiscal year, so the tax rate that will apply to the new assessed values will be adopted in June 2024 and go into effect July 1, 2024.
Until the tax rate is set, the effect that revaluation will have on specific tax bills cannot be determined. State law requires local government officials to publish a revenue-neutral tax rate as part of the budget process. Revenue neutral is a budget term that means the revenue brought in by property taxes in a revaluation year would be approximately the same as if the revaluation had not taken place. Local officials are not required to adopt the revenue-neutral tax rate when they adopt the property tax rate, but it must be published.
Until the tax rate is set, the effect that revaluation will have on specific tax bills cannot be determined. State law requires local government officials to publish a revenue-neutral tax rate as part of the budget process. Revenue neutral is a budget term that means the revenue brought in by property taxes in a revaluation year would be approximately the same as if the revaluation had not taken place. Local officials are not required to adopt the revenue-neutral tax rate when they adopt the property tax rate, but it must be published.
When is the tax rate set?
The tax rate is set by elected officials in the annual budget. The Wake County budget process, like that of many municipalities, begins in May. Public input is encouraged before the budget is adopted, typically in June. Wake County and its municipalities operate on a July 1 - June 30 fiscal year, so the tax rate that will apply to the new assessed values will be adopted in June 2024 and go into effect July 1, 2024.
Are there any discounts for senior citizens, veterans, or taxpayers with disabilities?
Yes! Please visit Tax Relief Programs for information on tax relief programs.
How can I find out what my value was before the revaluation?
Use the Wake County Tax Administration Portal to search for your property, then click the button labeled "Previous Values."
I agree with my new appraised value. Do I need to do anything?
If you agree with your new value, no action is needed.
I just bought my house. Should the value match what I paid for it?
Properties are assessed at fair market value, which means the most probable price a property would bring in a competitive and open market. This assumes the buyer and seller are both knowledgeable and not under any compulsion to complete the transaction. Sales through foreclosure, short sales, and transactions between family members or related corporations are examples of sales that are not "fair market." Different buyers may be willing to pay slightly more or less for the same home, so your value may not match exactly. If you bought your house after January 1, 2024, there may be a difference in value due to appreciation or depreciation in the market for that neighborhood.
What if the County has incorrect information about my house?
We encourage you to file a request for informal review. State what the error is and include relevant documentation. Depending on the nature of the error, one of our appraisers may need to visit your home. You will be contacted if that is the case.
The photo of my house is wrong. Does that mean the value is wrong?
Your value is based on the building sketch and property data collected by our appraisers during a past visit to your property. Photos are not used to determine value. If the photo on your record is not of your house, you can contact us at taxhelp@wake.gov and let us know.
What if my house was still under construction on January 1, 2024?
Property is appraised based on whatever improvements are present on January 1 of a given year. If your home was under construction on January 1, it will be given an adjusted value based on how much of the work was completed. This value is based on an estimate of what the home may be worth when finished. This method also applies to new additions to existing buildings, as well as outbuildings and detached structures. Improvements begun after January 1, 2024 will be valued using the same Schedule of Values applied to property built prior to that date.
What if my house was built after January 1, 2024?
Property is appraised based on whatever improvements are present on January 1 of a given year. If your home was built after January 1, 2024, it will be appraised using the rates and guidelines in the current Schedule of Values. This ensures that the values of new homes are equitable with those that existed before the revaluation. To determine if your home is valued accurately, you will want to research comparable sales of similar homes that took place prior to January 1, 2024. Sales that occurred after that date will not be used to determine your value.
Can I talk to an appraiser?
You are welcome to call, visit our office, or set up an appointment if you would like to speak to an appraiser. Please keep in mind that appraisers will not give decisions or change values on the spot. Please see the Contact Us link for our phone, email, and location information.
What if I do not agree with my new notice of value?
All property owners have the right to appeal the appraised value of their property. If you believe the value does not reflect fair market value and have information to support your position, or you can document damage or factors that may influence the value, you may want to consider an appeal. An appeal will not be effective if you think your value is accurate but the taxes are too high. The appeals process pertains only to the appraised value. Taxpayers can request an informal review of their value from the Tax Office or appeal formally to the Board of Equalization and Review.
How can I appeal my value?
A request for informal review or a formal appeal to the Board of Equalization and Review can be filed online using the Wake County Tax Administration Portal or in writing. Submissions may be hand-delivered. Please be sure to keep a copy for your records.
When can I appeal my value? What is the deadline to appeal?
The window for submitting a request for informal review to Wake County Tax Administration opens January 16, 2024, the day the Revaluation results are presented to the Board of Commissioners. Requests for an informal review by the Tax Office may be filed online through March 1, 2024, 11:59 PM local time. Formal appeals to the Board of Equalization and Review may be submitted online beginning March 2 and ending May 15, 2024, 11:59 PM local time. Both requests for informal review and formal appeals may be submitted by mail or in person beginning January 16, 2024. An informal review and formal BOER appeal form is included with the notice of value.
Is there a fee to file an appeal?
Wake County does not charge a fee for requesting a review or appealing your value at any level.
Do I need to hire an attorney?
No, taxpayers are not required to hire an attorney, and may represent themselves for any property they own. If someone other than yourself or an attorney licensed to practice in North Carolina is filing an appeal, they must provide proof of Power of Attorney. Please note, all Power of Attorney Forms submitted must be signed and notarized no earlier than January 1, 2023. If you have a unique legal situation, you may wish to contact an attorney for advice.
Do I need to pay for a formal appraisal?
For most taxpayers, comparable sales of homes in your neighborhood will be sufficient evidence of value. If your property has an unusual quality that influences its value, or you don't feel you can collect adequate information, you may want to request assistance from a professional appraiser or realtor. If you choose to hire an appraiser, be sure to request an effective date of January 1, 2024, not the current date.
Do I have to use Tax Administration's form if I'm not using the online system?
You are not required to use the form, however it is strongly recommended. The questions on the form cover the information that is most helpful to our appraisers in reviewing your value. If there is not enough room on the form to describe your situation, you can include additional pages or a cover letter. You are encouraged to provide as much supporting documentation as possible.
Does it matter if I use the online system or the paper form?
No. Both methods ask for the same information and are given the same consideration.
Do I have to provide documentation?
You are not required to provide supporting documentation, but should keep in mind that our values are presumed to be correct. Just writing "too high" or "too low" will not give the appraiser anything to go on. You should be able to state why you think a value is incorrect.
What supporting documents will I need?
For an appeal, taxpayers must demonstrate their opinion of value is more in line with the market value as of January 1, 2024 than the assessed value provided on the Notice of Assessment. Documentation should help explain why changes are needed in the assessed value. For most appeals, a list of comparable sales or a recent appraisal will be sufficient. Other common documents include estimates for repairs and photos of damage, survey maps, and for income-generating property, income/expense data with rent rolls. For commercial properties, we recommend an appraisal that demonstrates all three approaches to value.
Do I have to supply comparable sales?
Most taxpayers appealing residential values will want to provide comparable sales ("comps"). If there are unique circumstances pertaining to your property, other documentation may be more relevant. Examples would include a house with extensive damage (beyond normal wear and tear), or a vacant lot that does not perk.
What if there are no sales comparable to my property?
Comparable sales do not have to match your property exactly. Make note of how each home that sold is different and what makes it more or less desirable than your own; that will help you determine whether your home might have sold for more or less. If there are not many sales in your own neighborhood, you may need to look for sales in another neighborhood nearby. Look for one that has homes of similar age, style, and quality.
What if I don't have time to collect all my documentation before the deadline?
You may indicate in your application that you will be submitting additional information. We ask that you have all documents to us within 30 days of filing. If you are using the Wake County Tax Administration Portal to file online, you will be able to print a cover sheet to attach to any documents you send separately. The absolute last day to file an appeal is May 15, 2024.
My property is valued fairly, but I think taxes are too high.
An appeal will not help you with this situation. Property values are determined through the appraisal process, but the elected officials set tax rates as part of their annual budget. The best thing to do if you disagree with the tax rate is to attend public hearings held by the governmental groups that set tax rates; each invites public comment. The Wake County Board of Commissioners holds budget sessions in May and June before adopting the budget for the fiscal year beginning July 1. If you also live within city/town limits, check with your municipality about its budget schedule.
What if I am appealing the value of more than one parcel?
A separate application must be filed for each parcel.
How do online appeals work?
The online appeals system will walk you through the process step-by-step, asking some basic questions that will help in reviewing your value. These are the same questions that appear on the paper applications. You will have the opportunity to research and attach comparable sales to your appeal, and upload supporting documents.
What information should I have before I begin an online appeal?
You will need the Access Code printed on your Notice of Assessment or your Informal Review Decision Letter. You will also want to have considered your basis for appeal and collected your supporting documentation. If your supporting documentation will include comparable sales or comparably assessed properties, you will want to do this research first.
Can I save my appeal and complete it later?
No, the Wake County Tax Administration Portal does not save work in progress. The questions asked by the online system are the same as the ones on the Notice of Assessment you received. Please be sure you are ready to answer those questions before you begin your online appeal, and that you have any supporting documents ready to upload.
What if I have documentation that can't be scanned or uploaded?
You may indicate in your application that you will be submitting additional information. Once you have successfully submitted your online appeal, you will be able to print a cover sheet to attach to any documents you send separately.
How do I know if my online appeal was submitted successfully?
You should see a confirmation screen displayed; this will include your Appeal Case Number. You also will be able to print a copy of your completed application in PDF format.
What if I want to make changes to my appeal after I submit it?
Once your application is received, you cannot make changes through the Wake County Tax Administration Portal. You may contact us by phone or email; please see the Contact Us link at the top of your screen. If you filed online, you can use the Portal to create a Mail Document form to include with items sent through the mail.
What is the Board of Equalization and Review (BOER)?
The Board of Equalization and Review (BOER) is a special board appointed by the Wake County Commissioners as authorized by North Carolina law. It consists of Wake County residents with knowledge of the local commercial and residential real estate market and includes professionals from real estate brokerage, appraisal, construction, and legal fields. Among the BOER duties is the duty to hear taxpayer appeals with respect to the listing of appraisal of property. Not all BOER members will appear at each hearing; the BOER is divided into panels based on their areas of expertise and scheduling of appeals. More information about the BOER may be found at wake.gov/BOER
What is the difference between a formal BOER appeal and an informal review?
An informal review is performed by an appraiser in our office who also decides the result. The result of a BOER appeal is decided by the Board of Equalization and Review after a hearing. They will consider both information submitted by the appellant and the opinion of the County appraiser when making a decision.
Will I have a hearing?
Hearings are not scheduled for informal reviews, which are decided by our appraisers. If you would like, you may call or schedule an appointment to speak to an appraiser. Appeals to the Board of Equalization & Review may include a hearing. You will be contacted by a Tax Administration appraiser to review the details of your case; they will provide additional information regarding how the BOER will review the appeal.
Where do BOER hearings take place?
Hearings are held on the lower level of the Wake County Commons Building, located at 4011 Carya Dr, Raleigh, NC. There is no charge for parking.
Do I have to be present at my BOER hearing?
You are not required to attend your hearing. If you do not wish to attend the hearing, the BOER will still consider all information that you have supplied for them and will render their decision based on that information and the information from Tax Administration.
Can someone else appear in my place at my BOER hearing?
Individuals who own property may only be represented at the BOER by (1) themselves, or (2) an attorney licensed to practice law in North Carolina, or (3) individuals authorized by the property owner in a Power of Attorney.
Business entities appearing before the BOER may be represented by (1) an officer of the business entity, (2) a manager or member-manager if the business entity is a limited liability company, (3) an authorized owner of the business entity, (4) an authorized employee of the business entity whose income is reported on IRS Form W-2, (5) an attorney licensed to practice law in North Carolina, or (6) individuals authorized by the owner in assigned Power of Attorney. Please note, all Power of Attorney Forms submitted must be signed and notarized no earlier than January 1, 2023.
Business entities appearing before the BOER may be represented by (1) an officer of the business entity, (2) a manager or member-manager if the business entity is a limited liability company, (3) an authorized owner of the business entity, (4) an authorized employee of the business entity whose income is reported on IRS Form W-2, (5) an attorney licensed to practice law in North Carolina, or (6) individuals authorized by the owner in assigned Power of Attorney. Please note, all Power of Attorney Forms submitted must be signed and notarized no earlier than January 1, 2023.
Can I have my BOER hearing rescheduled?
You must contact our office at (919) 857-3800 or tax-boer@wake.gov at least 24 hours prior to your hearing date to request rescheduling. Appointments, if able to be rescheduled, will only be rescheduled once.
How do I submit my evidence to the BOER?
Most supporting documentation is submitted at the time the appeal is filed, either online, through the mail, or in person. If you have additional items to submit before your hearing, these documents can be emailed to us at tax-boer@wake.gov or mailed to the Wake County Department of Tax Administration; PO Box 2331; Raleigh, NC 27602. Please ensure your Real Estate ID (REID) and/or Appeals Case # is included with all submissions. If you originally filed online through the Taxpayer Portal, you can return to the Portal and print a cover sheet to include which will show your appeal's Case Number. Items may also be hand-delivered to our office in the Wake County Justice Center, 301 S. McDowell St. Ste 3800, Raleigh, NC. All mailed, emailed, or hand-delivered items should be received no later than 5:15 PM local time ten (10) days prior to your scheduled hearing. All supporting documentation received by the above deadline will be provided to the BOER members. If you develop additional documentation after this date that you wish for the BOER to consider, you must bring seven (7) copies of the new documents with you to the hearing. At the Board's discretion, your appeal may be rescheduled if you bring new information to the hearing.
Do I have to bring anything to my hearing?
You are not required to bring anything. The Board members will each be provided with a copy of your appeal and any supporting documentation you have already provided, along with information submitted by a County appraiser.
What happens at a BOER hearing?
When you arrive, you will check in with the clerk sitting at the front desk. At your appointed time, the Board will call you forward, and you will then present your information. The Board may ask you questions about your appeal. A screen and projector are set up to display a copy of the property record and related maps. After the Board has heard your presentation and reviewed the Tax Office's opinion, it will deliberate and provide a decision. Decisions are made after the hearing, not during, and you will receive a letter in the mail notifying you of the outcome. Decision letters are mailed within 30 days after the hearing.
How will I be notified of the decision?
For each level of appeal, you will receive a decision letter in the mail. You should allow about 90 days for a decision on an informal review, but please keep in mind that requests are not reviewed in the order in which they are received. Decision letters for BOER appeals are mailed within 30 days of the hearing date.
What if I disagree with the decision?
All result letters contain instructions on how to proceed if you disagree with the decision. If you disagree with the outcome of a BOER appeal, you may appeal to the North Carolina Property Tax Commission within 30 days of the date of the decision letter. There is no fee to file an appeal at any level.
I am having technical problems using the Taxpayer Portal. What are the system requirements?
Please click the link for Site Help at the top of the screen to review technical requirements and user guides.
Who can I contact if I have more questions?
Please see the Contact Us link at the top of your screen for our phone, email, and location information.