Real Estate News and Market Moves Week 102

In 2025, Hamilton County, TN, is undergoing its scheduled four-year property reassessment—a process designed to bring property values up to current fair market conditions. On the surface, this might seem like a hyper-local event. But for real estate investors, especially those with portfolios across states or regions, it’s part of a much bigger story: how reassessments can reshape returns, risk, and strategy.

Here’s what’s happening in Hamilton County—and what every investor should take away from it.

Hamilton County’s last reassessment was in 2021, and the next one is scheduled for 2029. This 2025 cycle is based on fair market conditions as of January 1, 2025. The updated values will be used for tax years 2025–2028.

Reassessments don’t mean automatic tax hikes—they’re meant to keep values aligned with the actual market so taxation is fair across the board.

The Assessor’s Office uses comparable sales data from 2021 through 2024, along with physical inspections and other relevant factors, to establish your property’s market value. You’ll receive a reassessment notice between April and May 2025, showing what your property would likely sell for on January 1, 2025.

For example, residential property values in the county have increased around 59% since 2021—so a bump in appraised value is expected for many.

Here’s the breakdown:

Even though appraised values are rising, Tennessee state law requires the process to be revenue-neutral. That means the total amount of tax revenue collected by local governments shouldn’t increase just because property values did.

To ensure that, the county will calculate a certified tax rate that brings in the same total revenue as before—unless local governments vote to raise it.

If you believe your new value is off, you can request an informal review by submitting supporting documentation (such as comps or a recent appraisal).

Deadlines for informal reviews:

If needed, you can file a formal appeal by June 6, 2025. Owner’s should be able to file by June 6th even if they haven’t filed informally. That’s been my experience in the past.

Most property owners will see a shift in their appraised value:

Important note: A higher appraised value doesn’t always mean a higher tax bill. Your final bill depends on where the certified tax rate is set, which will be announced around mid-July 2025. If local governments stick to that rate, your taxes may stay flat—even if your property value rose.

Here’s how to stay ahead of the game:

 

As asset-minded managers, Auben looks beyond everyday maintenance—we plan for the hidden forces that shape long-term performance, like tax policy, reassessment cycles, and local government decisions. Whether you’re investing in Chattanooga or scaling across markets, staying ahead of these shifts can make or break your returns.

Let’s talk strategy. Reach out to see how we can help you protect and grow your portfolio—locally and across state lines.