Soaring property values now turning into big tax bills
With home values surging since the pandemic, homeowners nationwide are now receiving new, bigger property tax bills as a result.
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- Davidson County reassesses property values every four years, with the latest reassessment showing a record-high 45% increase.
- Property taxes are not solely based on appraisal value, but a number of factors like the certified tax rate by the state and adjustments by Metro Nashville Council.
- Property owners can appeal their valuations through informal and formal reviews processes.
Did you recently receive your home’s new appraisal value? Don’t panic just yet — an increase in your appraised value does not necessarily mean your property tax bill is going up.
The appraisal value is only one part of the equation when it comes to determining a property tax bill.
As previously reported by The Tennessean, state law mandates that Davidson County Assessor of Property, Vivian Wilhoite, reassess county property values every four years. The county’s last reassessment occurred in 2021, marking 2025 as a reappraisal year.
Notices were sent to to Metro homeowners on April 18, alerting them of the change in their property value as well as how to appeal, should they disagree with the new values. Across Davidson County, property values increased by an average of 45% — setting a new record-high for the second time since 2017.
Still, there are more steps to be taken before determining definitive property tax rates. Here’s what happens next and what else you should know.
How do property reappraisals work? How are Nashville property tax rates calculated?
The assessor’s office determines home values based on “market value,” which is the price a knowledgeable buyer would pay and a knowledgeable seller would accept in an open market. Reappraisal values consider factors such as: location, size, amenities, and market conditions.
Once inspections are complete, reappraisal notices are sent to property owners. The appraisal value is just one factor in the formula in determining a property tax bill. The appraised value is used to determine your assessed value, calculated by multiplying the appraised value by an assessment ratio that varies based upon the type of property you own.
After the reappraisal, Davidson County is required to adjust the tax rate down to ensure tax revenue remains neutral for the government as a whole. In other words, just because property values increase doesn’t mean more tax revenue for Metro.
After that, the Metro Nashville Council can adjust local property tax rates during the annual budget process. This is when the city could increase the property tax rate in order to capture more revenue from the rising real estate values in Nashville.
Nashville Mayor Freddie O’Connell must submit his 2026 proposed budget plan by May 1, council members must then approve that budget by June 30.
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Davidson County has maintained a steady property tax rate for the past three years, reported The Tennessean, and O’Connell is seeking to build on continuity in his proposed budget plan.
“I don’t think we’re in a position where we’re going to be looking for Metro to be incubating new initiatives,” O’Connell said. “This is not a shiny objects (fiscal year 2026). This is really much more about execution, endurance and excellence.”
How to appeal appraisal values
If you disagree with your property valuation, you can appeal it by requesting an informal review through the assessor’s office, either online at padctn.org or by calling 615-862-6059. The deadline to request an informal review is May 9 at 4 p.m. You will be notified of the review findings by June 6.
If you are not satisfied with the informal review decision, you can schedule a formal appeal with an independent hearing officer or the Metropolitan Board of Equalization by calling 615-862-6059 starting May 12. The deadline to schedule a formal appeal is June 27, at 4 p.m. Missing this deadline may forfeit your right to appeal for the 2025 tax year.
Diana Leyva covers trending news and service journalism for The Tennessean. Contact her at Dleyva@gannett.com or follow her on X, the platform formerly known as Twitter, at @_leyvadiana
