The 2017 property revaluation may be an unusually difficult one for Cumberland County Commissioners — and not for the usual reason. Many business and home owners typically rebel at higher tax values that ordinarily result from mandatory property revaluations every eight years. Higher values mean higher taxes. But, this time, something extremely unusual has occurred. Since the last revaluation in 2009, overall property values in Cumberland County have gone down, not up.

Commissioners face a potential dilemma of dealing with values that dipped a year ago to less than 90 percent of what they were in 2009. Chairman Marshall Faircloth tells Up & Coming Weekly he’s hopeful they will have rebounded to the upper 90s by the end of the year. 

“We’re still analyzing data, and I wouldn’t want to comment on values until January,” said Tax Administrator Joe Utley when asked whether he’s determined if property values have made a comeback. A 10 percent loss in the overall value of local properties could mean one of two things, or both. Taxes might have to be increased to offset the loss of revenue. Or, significant cuts in services could result. For his part, Faircloth says cuts would come first.

State law provides that reappraisal schedules of value must represent uniformity in guidelines used for all real property, including the valuation of land and various types of construction, to determine “fair market” value. 

Utley took the first step in the process when he gave county commissioners proposed SOVs last week. One of them is for appraising property at market value. Another is for appraising agricultural, horticultural and forest lands at present-use value. The board of commissioners will hold a public hearing on the proposed schedules, which outline the revaluation process and formulas, during their next regular meeting on Monday, Nov. 21, at 6:45 p.m. in Room 118 of the Courthouse. 

Commissioners will adopt the SOV on Dec. 19, and the values will go into effect Jan. 1. Property owners will have an opportunity to file appeals with the Property Tax Commission. Values established Jan. 1 will be used, in part, to determine property tax rates effective with the new fiscal year beginning July 1, 2017. And they will remain in effect until the next revaluation. Revaluation notices are scheduled to be mailed on Jan. 20, 2017. Property owners will have 30 days to informally appeal to the tax office. A formal appeals process can be made to the Board of Equalization and Review beginning Feb. 20. Those appeals will be accepted for about three months. 

The 2017 notices of value may not reflect adjustments for individual properties damaged by Hurricane Matthew. Nearly $52 million in property losses and damage resulting from the storm will be considered during the appeal period. Second notices will be mailed to owners that will reflect property damage not repaired by Jan. 1. Property losses attributed to the hurricane are not expected to significantly affect total tax values, said County Manager Amy Cannon. The schedule of values manual is available online at co.cumberland.nc.us/tax/revaluation.aspx and in the Tax Administrator’s office, Room 570, in the Courthouse at 117 Dick Street.