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SUFFOLK, VA — Suffolk homeowners who believe their property assessments are too high still have time to challenge them, but the clock is ticking. The deadline to file a formal appeal with the Board of Equalization is Thursday, May 1, 2025.

As property values continue to rise across Suffolk and much of Virginia, many residents are trying to understand better how their homes are valued — and what options they have if they feel their assessment is unfair.

During the city’s third annual Tax Relief Seminar, City Assessor Billy Butt explained the assessment process, offering a look behind the scenes at how values are determined and what residents can do if they believe a mistake has been made.

Butt said Suffolk follows state law, which requires localities to assess property at 100% of fair market value every year. Instead of visiting every home, the city uses a mass appraisal model, comparing similar properties based on size, age, neighborhood, and recent sales to determine their value.

“We’re not going into every house,” Butt said. “We use available public records and data to make those comparisons.”

While the system works for most properties, Butt admitted it isn’t perfect. Errors happen, and that’s why an appeals process is in place.

One issue that often raises concern is the impact of nearby development. Butt explained that new commercial centers or subdivisions can influence residential values, though the effects vary. “Sometimes values rise because of new amenities, but other times, increased traffic or noise can push them down,” he said.

Importantly, he added, commercial and residential properties are assessed separately, even if nearby businesses sometimes indirectly affect home values.

How to Challenge a Property Assessment

For residents who think their property has been overvalued, Butt outlined three ways to appeal:

• Informal Review with an Appraiser:
  The first step is to meet with a staff appraiser to review the property record. Mistakes, such as wrong square footage or listing features that don’t exist, like a pool, can often be corrected here.
  “If something’s wrong in our records, we want to fix it,” Butt said.

• Formal Appeal to the Board of Equalization:
  If the informal review doesn’t resolve the issue, homeowners can take their case to the Board of Equalization, an independent panel appointed by a judge. Both the property owner and the Assessor’s Office present evidence, and the board makes a decision.
  “It’s a fresh look by an independent group,” Butt noted.

• Filing a Lawsuit in Circuit Court:
  As a last resort, property owners can file directly in court. They do not have to go through the Board of Equalization first, though lawsuits typically involve higher legal costs and stricter standards of proof.

Butt emphasized that residents do not need a lawyer to file an appeal with the Board of Equalization, although they might consider legal help if pursuing a case in Circuit Court.

Applications for a formal appeal must be submitted by the close of business on May 1, 2025, to contest the Jan.1, 2025, assessed value.

Residents Raise Concerns About Rising Values

During the seminar, several attendees voiced frustration about rising assessments, especially in older neighborhoods now surrounded by expensive new developments.

“My house is paid for, and so are most of my neighbors’,” one resident said. “The taxes are eating us alive.”

Butt acknowledged the concern but explained that the Assessor’s Office is limited to establishing property value — not setting the actual tax rate. That responsibility falls to the City Council.

He also clarified a common misconception: when evaluating older homes, his office compares them to other older homes in the area, not to brand-new construction, unless there are no other recent sales to consider.

Another resident asked if it was necessary for the city’s appraisers to physically inspect a property to file an appeal. Butt said while in-person visits help, they are not mandatory. Homeowners can also submit evidence such as photographs, contractor estimates, or service records to strengthen their case.

Tips for Homeowners Before Filing an Appeal

Butt encouraged residents to be proactive and review their assessment notices carefully when they arrive. He also offered several tips:

• Compare your property’s assessed value to recent sales in your neighborhood.

• Keep documentation of any significant repairs, damage, or upgrades.

• Understand that assessments are based on the value as of Jan. 1 each year, not the date you file an appeal.

Finally, Butt cautioned that even if an appeal successfully lowers a property’s assessed value, it might not significantly impact the final tax bill if the City Council later adjusts the tax rate to maintain city revenues.