How does a property owner appeal an assessment?

Each year, all property owners, or their duly authorized agent, may appeal our valuation of their property by requesting a review of their assessment. Under state law, neither financial impact nor the rate of value change is, by itself, sufficient grounds for appeal. As required, the City’s assessment is an estimate of fair market value as of January 1 each year, based on property sales for the previous calendar year. We welcome appeals based on issues of factual discrepancies in the property description or features, demonstrable issues of uniformity of value within a neighborhood, or fair market value.

First Step

The first step in this process is to submit an Assessment Appeal Application, requesting an assessor review. The Assessment Appeal Application Form is available for PDF download directly from the City Assessor’s web page. Once downloaded, you can fill out the application electronically and email it to the City Assessor’s Office at You may also initiate your request by filling out and mailing the form to:

City Assessor’s Office
102 5th Street NE
P.O. Box 911
Charlottesville, VA 22902. 

If you are unable to download a copy from the web site, please call the City Assessor’s Office at 434.970.3136. Appeals should be made in writing, including the City’s Assessment Appeal Application, a Letter of Authorization if the appeal is being made by an owner’s agent, and any other supporting documentation that is appropriate. This documentation must include the reasoning behind the appeal and evidence that the most recent assessment (1) exceeds true market value, (2) is substantially inequitable to similar properties within your neighborhood, or (3) is not equitable based on factual discrepancies within our records, such as difference in square footage, difference in acreage, or improvement condition.

After your appeal application has been received, the assessor who valued your property will meet with you to review your property’s assessed value. This meeting may include a visit to your property for a physical inspection. Following this, the assessor will determine what change, if any, is appropriate. Notice of his decision will be provided to you within 30 days by mail. If you agree with the assessor’s decision, you will not need to take any further action. However, if you disagree with the assessor’s decision, you may proceed to the next step in the appeal process.

Second Step

The second step, if required, is to request a review of the property’s assessed value by the Board of Equalization (BOE). The BOE is an independent panel of citizens, appointed to mediate when the property owner does not agree with the assessor’s decision in the first part of the appeals process. BOE hearings are scheduled within 30 days after the City Assessor’s Office receives a request for further review from the property owner. The property owner’s appeal application is provided to the BOE with any written evidence that demonstrates that the property’s value is inconsistent with similar properties, is assessed above or below fair market value, or is inconsistent with the physical features of the property.

Following their hearing and review of the appeal packet, the BOE will provide the property owner with their decision by mail within 30 days. At this point, any property owner who disagrees with the BOE decision regarding the assessed value of their property has the right to escalate their appeal to the Circuit Court.

Third & Final Step

The third and last step, if necessary, is to take your assessment appeal to the Circuit Court. At this point, the burden of proof falls entirely on the property owner. You will be required to provide evidence to the Court that substantiates your contention that the assessed value of your property is inequitable based on fair market value, the assessed value of comparable properties, or factual discrepancies with the City Assessor’s records. You will also be required to pay all associated court costs. Once the Circuit Court issues its decision, all parties are obligated to adhere to its findings and the appeal process ends.

Show All Answers

1. Why are assessments determined annually?
2. Why does Charlottesville assess at fair market value?
3. What is fair market value?
4. How does the Assessor's Office obtain information on properties?
5. How are property values determined?
6. What if there are no recent sales on a certain street or block?
7. Why do assessments change from year to year?
8. Why are some properties assessed higher or lower than what they sell for?
9. How does a property owner appeal an assessment?
10. How is the tax rate determined?
11. Does the City offer any other programs for financial assistance?
12. What is the stormwater utility fee?