Understanding the 2027 property revaluation and why it matters

As Burke County approaches the 2027 property revaluation, it is crucial for residents, property owners, and local leaders to understand what is at stake and why this process is not only routine, but necessary.

Property revaluation — or “reval” — is how Burke County ensures that property tax assessments reflect current market values, creating fairness and equity in how our community funds essential services such as public education, public safety, public health, social services, infrastructure maintenance, and the fundamentals of civic life.

Without regular revaluations, some property owners might pay more than their fair share while others pay less, undermining trust and stability in our tax system.

Recent real estate trends highlight just how important an accurate revaluation will be. Over the past several years, Burke County has seen a significant increase in home sales prices, with median values rising by double digits in some neighborhoods.

At this time, it is difficult to determine the exact percentage increase. New residential developments and increased demand for housing have shifted the landscape, meaning that assessed values from previous years may no longer reflect reality.

If Burke County fails to account for these changes, the tax burden will not be distributed fairly, and critical funding for public services could be jeopardized.

One of the most commonly misunderstood concepts related to the revaluation process is “revenue neutral.”

This term means that after a reval, the county recalculates the property tax rate to generate the same total revenue as before, even if property values have increased.

The revenue neutral rate is the rate estimated to produce revenue for the next fiscal year equal to what the current tax rate would have produced if no reappraisal had occurred, calculated after factoring in growth from improvements.

County Manager Brian Epley is required by G.S. 159-11(e) to include in the proposed budget a statement of the revenue neutral property tax for comparison purposes.

While Brian must present the rate, the commissioners are not required to adopt that specific rate; they can adopt a higher or lower rate.

When determining whether to adopt the revenue neutral rate, commissioners have to consider the impact of inflation on county expenses. Even if the revenue neutral rate generates the same total revenue as before the revaluation, the actual purchasing power of those dollars may be less due to rising costs for goods, services, and employee wages.

If inflation has significantly increased the cost of maintaining public services, adopting the revenue neutral rate could result in budget constraints or reduced service levels.

Therefore, commissioners must weigh not only fairness in tax distribution, but also whether the revenue raised will be sufficient to sustain quality government operations in an environment of rising prices. Seventy-one counties in the last three years lowered their tax rate after reval.

Unfortunately, the importance of the revenue neutral principle appears lost on some of the current candidates running for county commissioner. Their campaign statements suggest a lack of understanding regarding how the formula works and why it matters for taxpayers and county services.

It is essential that those seeking to lead and those seeking re-election grasp this concept, since their decisions after the reval will directly affect our wallets and our community’s future.

Voters should demand clarity and competence on this issue, ensuring that those we elect are prepared to manage the process responsibly and transparently.

As we move closer to 2027, we need to commit to informed public discussion. The revaluation is not a scheme or a stealth tax hike as some imply — it is a vital tool for fairness and fiscal responsibility.

Our current commissioners and candidates owe it to all of us to get the facts straight, so that Burke County continues to thrive on a foundation of equity, trust, and sound governance.