HomeMy WebLinkAboutAgenda - 09-05-2024; 8-f - Submission of 2025 Reappraisal Proposed Schedules of Rules, Standards and Values 1
ORANGE COUNTY
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: September 5, 2024
Action Agenda
Item No. 8-f
SUBJECT: Submission of 2025 Reappraisal Proposed Schedules of Rules, Standards and
Values
DEPARTMENT: Tax Administration
ATTACHMENT(S): INFORMATION CONTACT:
Advertising Notice Nancy Freeman, Tax Administrator,
North Carolina General Statute 105-317 919-245-2735
UNDER SEPARATE COVER:
2025 Reappraisal Schedules of Values
ON FILE IN TAX ADMINISTRATION
OFFICE AND CLERK'S OFFICE
AND AVAILABLE
ELECTRONICALLY AT:
https://www.orangecountync.gov/878/Re
valuation
PURPOSE: To:
1) Receive the proposed 2025 Reappraisal Schedules of Values (SOV);
2) Review a statutory-compliant timeline of the proposed adoption process; and
3) Schedule a public hearing on October 1, 2024 concerning adoption.
BACKGROUND: Per North Carolina General Statute (NCGS) 105-317(c)(1), "the [Tax] Assessor
shall submit the proposed schedules, standards, and rules to the board of county commissioners
not less than 21 days before the meeting at which they will be considered by the board. On the
same day that these are submitted to the board for its consideration, the assessor shall file a copy
of the proposed schedules, standard, and rules in his [or her] office where they shall remain
available for public inspection."
In addition, NCGS 105-317(c)(2) states "upon receipt of the proposed schedules, standards, and
rules, the board of commissioners shall publish a statement in a newspaper having general
circulation in the county stating:
a. That the proposed schedules, standards, and rules to be used in appraising real property
in the county have been submitted to the board of county commissioners and are available
for public inspection in the assessor's office; and
b. The time and place of a public hearing on the proposed schedules, standard, and rules
that shall be held by the board of county commissioners at least seven days before
adopting the final schedules, standards, and rules."
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The timeline for the 2025 Reappraisal Schedule of Values adoption process is as follows:
a. September 5, 2024: Submission to Orange County Board of Commissioners
b. September 6, 2024: Advertise in local newspaper
c. October 1, 2024: Public Hearing on SOV (with a full presentation by staff)
d. October 15, 2024: Adoption of SOV
e. October 16, 2024: Publish 1st notice of adoption
f. October 23, 2024: Publish 2nd notice of adoption
g. October 30, 2024: Publish 3rd notice of adoption
h. November 6, 2024: Publish 4th notice of adoption
i. November 14, 2024: Last day for taxpayer to appeal the SOV
FINANCIAL IMPACT: There is no financial impact associated with this item.
ALIGNMENT WITH STRATEGIC PLAN: There are no Orange County Strategic Plan Goals
applicable to this item.
RECOMMENDATION(S): The Manager recommends that the Board:
1) receive the proposed schedules, standards, and rules from the Tax Administrator;
2) schedule the public hearing on October 1, 2024 concerning the adoption of the SOV; and
3) direct staff to publish in The News of Orange and The News & Observer the proper
advertisements concerning the public inspection and public hearing times.
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NOTICE OF ORDER
Per North Carolina General Statute 105-317(c)(1)(2), on Thursday, September 5,
2024, the County Assessor submitted the proposed 2025 schedules of rules,
standards, and values for market value and present—use value for the 2025
countywide reappraisal, to the Orange County Board of County Commissioners.
The proposed schedules of rules, standards, and values will be available for
public inspection at the Orange County Tax Administration Office on the second
floor of the Gateway Center located at 228 South Churton Street in Hillsborough,
and the Clerk to the Orange County Board of Commissioners Office at the
Whitted Building located at 300 West Tryon Street in Hillsborough, between
8:OOAM and 5:OOPM, Monday through Friday. To request an electronic copy
please email tax .orangecountync.gov or call 919-245-2100. In addition, it is
available for review online at: https://www.orangecountync.gov/878/Revaluation
There will be a public hearing regarding the proposed schedule of rules,
standards, and values at the regularly scheduled Board of County
Commissioners meeting on October 1, 2024, at the Whitted Building, located at
300 West Tryon Street in Hillsborough. The meeting will begin at 7pm.
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Article 19.
Administration of Real and Personal Property Appraisal.
§ 105-317. Appraisal of real property; adoption of schedules, standards, and rules.
(a) Whenever any real property is appraised it shall be the duty of the persons making
appraisals:
(1) In determining the true value of land, to consider as to each tract, parcel, or
lot separately listed at least its advantages and disadvantages as to location;
zoning; quality of soil; waterpower; water privileges; dedication as a nature
preserve; conservation or preservation agreements; mineral, quarry, or other
valuable deposits; fertility; adaptability for agricultural, timber-producing,
commercial, industrial, or other uses; past income; probable future income;
and any other factors that may affect its value except growing crops of a
seasonal or annual nature.
(2) In determining the true value of a building or other improvement, to consider
at least its location; type of construction; age; replacement cost; cost;
adaptability for residence, commercial, industrial, or other uses; past income;
probable future income; and any other factors that may affect its value.
(3) To appraise partially completed buildings in accordance with the degree of
completion on January 1.
(b) In preparation for each revaluation of real property required by G.S. 105-286, it
shall be the duty of the assessor to see that:
(1) Uniform schedules of values, standards, and rules to be used in appraising
real property at its true value and at its present-use value are prepared and
are sufficiently detailed to enable those making appraisals to adhere to them
in appraising real property.
(2) Repealed by Session Laws 1981, c. 678, s. 1.
(3) A separate property record be prepared for each tract, parcel, lot, or group of
contiguous lots, which record shall show the information required for
compliance with the provisions of G.S. 105-309 insofar as they deal with
real property, as well as that required by this section. (The purpose of this
subdivision is to require that individual property records be maintained in
sufficient detail to enable property owners to ascertain the method, rules, and
standards of value by which property is appraised.)
(4) The property characteristics considered in appraising each lot, parcel, tract,
building, structure and improvement, in accordance with the schedules of
values, standards, and rules, be accurately recorded on the appropriate
property record.
(5) Upon the request of the owner, the board of equalization and review, or the
board of county commissioners, any particular lot, parcel, tract, building,
structure or improvement be actually visited and observed to verify the
accuracy of property characteristics on record for that property.
(6) Each lot, parcel, tract, building, structure and improvement be separately
appraised by a competent appraiser, either one appointed under the
provisions of G.S. 105-296 or one employed under the provisions of G.S.
105-299.
(7) Notice is given in writing to the owner that he is entitled to have an actual
visitation and observation of his property to verify the accuracy of property
characteristics on record for that property.
G.S. 105-317 Page 1
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(c) The values, standards, and rules required by subdivision (b)(1) shall be reviewed
and approved by the board of county commissioners before January 1 of the year they are
applied. The board of county commissioners may approve the schedules of values, standards,
and rules to be used in appraising real property at its true value and at its present-use value
either separately or simultaneously. Notice of the receipt and adoption by the board of county
commissioners of either or both the true value and present-use value schedules, standards, and
rules, and notice of a property owner's right to comment on and contest the schedules,
standards, and rules shall be given as follows:
(1) The assessor shall submit the proposed schedules, standards, and rules to the
board of county commissioners not less than 21 days before the meeting at
which they will be considered by the board. On the same day that they are
submitted to the board for its consideration, the assessor shall file a copy of
the proposed schedules, standards, and rules in his office where they shall
remain available for public inspection.
(2) Upon receipt of the proposed schedules, standards, and rules, the board of
commissioners shall publish a statement in a newspaper having general
circulation in the county stating:
a. That the proposed schedules, standards, and rules to be used in
appraising real property in the county have been submitted to the
board of county commissioners and are available for public
inspection in the assessor's office; and
b. The time and place of a public hearing on the proposed schedules,
standards, and rules that shall be held by the board of county
commissioners at least seven days before adopting the final
schedules, standards, and rules.
(3) When the board of county commissioners approves the final schedules,
standards, and rules, it shall issue an order adopting them. Notice of this
order shall be published once a week for four successive weeks in a
newspaper having general circulation in the county, with the last publication
being not less than seven days before the last day for challenging the validity
of the schedules, standards, and rules by appeal to the Property Tax
Commission. The notice shall state:
a. That the schedules, standards, and rules to be used in the next
scheduled reappraisal of real property in the county have been
adopted and are open to examination in the office of the assessor; and
b. That a property owner who asserts that the schedules, standards, and
rules are invalid may except to the order and appeal therefrom to the
Property Tax Commission within 30 days of the date when the notice
of the order adopting the schedules, standards, and rules was first
published.
(d) Before the board of county commissioners adopts the schedules of values,
standards, and rules, the assessor may collect data needed to apply the schedules, standards, and
rules to each parcel in the county. (1939, c. 310, s. 501; 1959, c. 704, s. 4; 1967, c. 944; 1971,
c. 806, s. 1; 1973, c. 476, s. 193; c. 695, s. 5; 1981, c. 224; c. 678, s. 1; 1985, c. 216, s. 2; c.
628, s. 4; 1987, c. 45, s. 1; c. 295, s. 1; 1997-226, s. 5.)
G.S. 105-317 Page 2