Chowan County Commissioners schedule public hearing for October

BY NICOLE BOWMAN-LAYTON

EDENTON — Chowan County property owners can expect significant increases in their assessed values when the 2026 reappraisal takes effect, based on a presentation given to commissioners Monday evening that showed residential properties selling for 25% to 161% more than their current tax assessments.

Information about the commissioners’ decision to help the local re-entry council can be found by clicking here.

Ryan Vincent, of Vincent Valuations based in Elizabeth City, presented the county’s schedule of values for the upcoming reappraisal, which will affect approximately 13,000 properties in Chowan County and take effect January 1, 2026. The presentation included dozens of examples of recent property sales that far exceeded current tax valuations.

Among the examples shown: a 1947-built home previously assessed at $82,000 sold for $215,000 in May 2024 – an increase of 161%. A 1939 home assessed at $114,000 sold for $252,000, representing a 119% increase. Even more modest increases were substantial, with several properties showing 30-60% jumps in value.

“The tax office does not create market value,” Vincent emphasized. “We’re simply taking a snapshot of the actions of the buyers and sellers in the marketplace.”

The dramatic increases drew concerns from commissioners about the impact on longtime residents.

“So all of us folks that are not selling or staying and we’re not going anywhere on Social Security – now that means our insurance is going up, taxes are going up to go with the value of the place, but we’re not going anywhere, we’re not getting any money coming in,” Commissioner Ron Cummings said. “So you’re going to tax us right out of our own house, is what I see happening.”

Vincent noted that several programs exist to help eligible residents, including discounts for elderly homeowners, disabled veterans who are 100% permanently disabled through the VA, and agricultural/forestry land use programs. However, he emphasized that eligibility requirements and income limits are established by the state’s General Assembly, not local governments.

What This Means for Property Owners

The reappraisal doesn’t automatically mean every property owner will see higher tax bills, despite the significant increases in assessed values. Property taxes are calculated by multiplying the assessed value by the tax rate, and local governments often adjust tax rates downward when property values increase substantially.

However, property owners whose homes have appreciated faster than the county average – particularly those in desirable areas or with recent improvements – may see tax increases even if rates are adjusted. Conversely, properties that haven’t appreciated as much could potentially see decreases.

Some observers noted that Chowan County’s current property tax rate has been relatively low compared to regional averages, suggesting the county may have been operating with a tax base that hadn’t kept pace with actual market values. The reappraisal essentially brings the tax base in line with current economic reality, which could provide the county with additional revenue capacity for public services without necessarily raising rates.

Vincent noted that several programs exist to help eligible residents manage potential tax increases, including discounts for elderly homeowners, disabled veterans who are 100% permanently disabled through the VA, and agricultural/forestry land use programs. However, he stressed that eligibility requirements and income limits are set by the state General Assembly, not local governments.

The county is on a four-year reappraisal cycle, as required by state law to occur at least once every eight years. Vincent explained that the purpose is to distribute the property tax burden equitably based on current market values, ensuring that all property owners pay their fair share relative to their property’s current worth rather than outdated assessments.

Commissioners voted unanimously to schedule a public hearing for October 20 to receive public comment on the proposed schedule of values. The board will consider formal adoption on November 3. Change of value notices will be mailed to property owners in late winter or early spring, with the first tax bills reflecting new values going out in summer 2026.

Other Business

• Appointments and Personnel Commissioners appointed Karen Castello, the recently hired HR director, as Deputy Clerk to serve when the regular clerk is absent. They also reappointed Ron Andronovitz to the Board of Adjustment.
• Financial Reports Finance Director Cathy Smith provided July and August financial reports showing total revenues of $2.3 million and expenditures of $4.1 million for the two-month period, resulting in a net loss of $1.87 million. She explained this is typical for early in the fiscal year, noting that a year ago the decrease was $3.5 million. The county maintains $54 million in cash and investments, including $32 million in loan proceeds for the John A. Holmes High School project.
• Budget Amendment A budget amendment of $50,000 for storm drain repairs at the courthouse was approved. The project had previously been authorized in June.
• Committee Reports Commissioners reported on various activities, including the Trillium Board meeting and planning for the ECU Health Ball on October 18. Chairman Bob Kirby and Commissioner Tony Shaffer attended a helipad dedication ceremony at the Belvidere-Chappell Hill Volunteer Fire Department, commemorating lives lost in a Duke helicopter crash eight years ago.

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Editor’s Note: This story was edited on Sept. 18, 2025 to include a section of what it means to Chowan County residents to provide more context and better explain the issue to readers.