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Real Estate Assessments

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1. Why do Real Estate Assessments exist?

Necessary county services, such as schools, police, and fire protection, are supported by tax revenue from the County. Real estate assessments are how localities fairly distribute the tax burden among all property owners. The distribution from the assessment is proportionally based on the market value of individual properties.

2. What is the difference between mass appraisal and a single property appraisal?

Mass appraisal is defined as “the systematic appraisal of groups of properties as of a given date using standardized procedures and statistical testing.” It involves analyzing data collected in mass quantities, developing statistics from the data, and applying the results to large numbers of properties. Groups of sales are used to provide value indications for large populations of properties. The mass appraisal technique is used for tax assessment purposes and is necessary to accomplish mass valuation of the thousands of parcels within a locality.

When a fee appraiser values your property for financing or other purposes, you typically receive a single property appraisal consisting of three or more sales that estimate the value. The sales selected are generally similar and should be within reasonable distance to the subject property. In addition, the sales generally should have all occurred within a time frame of three to six months. Adjustments are made to the sales based on differences with your property and an indicated market value as of that date is given. Single property appraisals are not financially or logistically feasible for tax assessment purposes.

3. When are the assessments done?

Reassessments of all parcels in JCC are done every two years. The next reassessment will be in Jan. 2018.

4. What is the effective date of the assessment?

The 2016 Assessment goes into effect Fiscal Year 2017 (FY2017) which begins July 1, 2016. The first bill for the 2016/FY2017 assessment is due in December 2016, and the second half in June 2017.

5. How do you come up with the change to assessed value?

Assessments are determined using actual sales data from valid sales within a property’s neighborhood or comparable neighborhoods from homes that have sold over the past 2 years.

Sometimes, there may be a substantial increase or decrease in the assessed value of a specific property when it doesn’t seem like there have been any meaningful changes to the property. Periodically, we review neighborhoods for accuracy and update our records accordingly. There is a chance that some information on a specific property was incorrect and has been updated.

Additionally, the assessed value of a particular parcel may be more or less than the County average. This is because the County average takes into account all parcels in a neighborhood and how they relate as a whole. A specific neighborhood may move more or less than the County average amount based on sales.

Your assessor can be contacted for specific concerns related to a particular property.

6. How is assessed value determined?

The assessed value is the value assigned to a property for the purpose of measuring applicable taxes.

Property location has a strong effect on value, as does the supply and demand for particular types of property. The individual characteristics of the property, such as size, age, condition, and type of construction also affect the value of an individual property.

If there are no recent sales in the neighborhood, comparable neighborhoods are taken into consideration and adjustments could be made based on those sales.

7. Are foreclosures and short sales used when determining assessed value?

Many property owners are concerned that foreclosures and short sales in their area are used in property appraisals. These concerns are unfounded, as only VALID sales are taken into consideration. Valid sales are arms-length transactions that were not highly motivated, forced or distressed. Therefore the appraiser does not include any foreclosures or short sales in the sales analysis.

8. Why is my purchase price different from my assessed value?

The Constitution of Virginia mandates that all taxes be fair and uniform.

Fair market value is not necessarily the price paid for a property, but is what it is worth in the real estate market. For this reason, assessed value may differ from purchase price. Assessments are adjusted on a per neighborhood basis utilizing the “Mass Appraisal” method rather than looking at every property individually. Neighborhoods are moved as a whole, either up or down based on the sales transactions that take place in the two years prior to assessment, with more emphasis placed on the most recent sales.

In addition, assessments are required to be uniform and equitable across similar classes of properties with similar characteristics. Generally speaking, when regarding assessments, Equity plus Market Value equals Fair Market Value. The utilization of the “Mass Appraisal” method helps creates fair, uniform and equitable assessments.

9. What should a property owner do if they think their assessment is incorrect or if they disagree with their assessment?

If there is a concern about a specific property, the property owner can contact the Real Estate Assessments Division and discuss their concern with their property assessor. A change in assessment may be possible if data is incorrect. Outside of a data change, property owners can appeal their assessment during the appeal period. This period is generally open during the 30 days following notice of reassessment.

10. When will property owners be notified of any new assessment?

Properties that have a change in assessment will receive a notice around the end of February/beginning of March of the assessment year. If the value didn’t change, the property owner will not receive a notice. Current and previous assessments can also be viewed online through the James City County Property Information System website.

11. Does the County have a program to help senior citizens and disabled persons on their property taxes?

James City County does offer an exemption program for elderly and disabled property owners, provided that specific criteria are met. More information on this program can be obtained through the

Commissioner of the Revenue.

12. How is individual property information obtained?

Updating individual property records is done on a continuing basis. Some of the sources used include physical inspection, new construction plans, permits, pictometry, verification through MLS sales data, and owner supplied information.

13. What does “improvement” mean on my notice and how will changes to my property affect assessed value?

“Improvement” is the Real Estate term for all of the improvements to vacant land such as dwellings, garages, screened porches, decks, out buildings, and sheds on your property. Screening-in and roofing an existing deck, adding a bathroom, and building a garage are some of the many examples of what would count as changes to an “improvement” that could affect assessed value for Real Estate purposes.

Landscaping, minor renovations, paint, and routine home maintenance do not generally affect the assessed value. While these efforts often do improve the appearance or function of a home, they do not add value as far as assessments are concerned. Only major upgrades or additions to the “improvements” will affect the assessed value of your home outside of the market fluctuations at each reassessment.

14. When is it necessary for an appraiser to physically inspect a property?

Inspecting the exterior of a property does not always capture the condition or features of a property. In these cases, an interior field inspection/property inspection is necessary. An owner can request a field inspection if they are concerned their information is incorrect and would like to have their property reviewed, or when an owner is contesting an assessment and the changes or deficiencies are not easily apparent from the exterior of the property. Occasionally, appraisers will visit properties during exterior inspections and will ask homeowners for information on their specific property or leave a questionnaire on the door.

15. How do changes in assessment value affect the sale price of my property?

The assessed value does not have a direct effect on the sale price of your home. Assessed value is for calculating your taxes and is not necessarily an indicator of sale price. Properties sell for more or less than their assessed value due to varying factors such as condition, location, upgrades, etc.

16. What are some situations outside of a reassessment when property values might change?

• Demolitions
• Fortuitous act, such as fire, flood, hurricane, etc.
• New construction
• Additions or renovations to existing properties
• Correction of incorrect data

17. Does the assessor determine the tax rate?

The Real Estate Assessments Division does not determine the tax rate. This is determined by the James City County Board of Supervisors based on budgetary needs.

All questions related to tax billing should be directed to the Treasurer's Office.

18. What property information is publically available via the Real Estate Assessments Division?

Most property information can be found and printed via the James City County Property Information System website. Visiting the property information website is the best first step for finding property records information relating to a particular parcel. If you need assistance, please call the Mapping Office at 757-253-6650 or visit in person to get your information.

19. Where do I get a copy of my deed?

All deeds are stored at the James City County Courthouse. The courthouse is located at 5201 Monticello Avenue, Williamsburg, and the phone number is 757-564-2242.

20. Where do I get a copy of my plat?

Recorded plats are stored in the James City County Courthouse. The Real Estate Assessments Division has access to scans of these documents and can provide them assuming they are available through the Courthouse records. These scans are copies of legally recorded maps or surveys, they are not certified copies and not legal documents. To get a certified copy of the Legally Recorded plat, you will have to go through the courthouse. The courthouse is located at 5201 Monticello Avenue, Williamsburg, and the phone number is 757-564-2242.

21. Can I get a copy of my “survey” (the one with the house)?

James City County does not have a survey department. Some recorded surveys are available, but their existence is not guaranteed. Basic drawings may be available from the GIS/Mapping Office. These drawings are neither a legally recorded map nor a survey and are not intended to be used as such. Information displayed by the GIS/Mapping office is a compilation of records, information, and data obtained from various sources, and James City County is not responsible for its accuracy or how current it may be. To get a new survey drawing of the property you will have to call an Engineering company.

22. How do I find out the history of a lot such as ownership, date, purchase price, etc. of a particular piece of property?

This information is generally available on the James City County Property Information System website. If you need any assistance you can call, email, or visit the Real Estate Assessments Division.

23. My information on the property information website is incorrect, how do I get it fixed?

Submit a request by emailing propertyinfo@jamescitycountyva.gov or call the Real Estate Assessments Division. A message will be forwarded to the appraiser assigned that area and they will return the call or email. The property information website is updated nightly, and changes should be available to view online the next day.

24. When is ownership information updated on the website after a sale?

The Real Estate Assessments Division receives sales information from the Court records on a delayed (1-3 weeks) but regular basis. We enter that information into our in-office software and then upload it to the James City County Property Information System website.

25. What is a Supplemental Bill?

A supplemental bill is sent out when a significant change to the property was completed and it has been finalized through permits. They only apply to the portion of the fiscal year that a new improvement has been on the property.