What the Fed’s Latest Decision Means for Buyers & Sellers
March 20, 2025
If you own a home in Davidson or Williamson County, your property is being reappraised in 2025—and your new assessment will be arriving soon. Here’s what that means for you, and what to do if your valuation seems off.
A property reappraisal happens every four years in Tennessee. It’s not about increasing your tax bill—it’s about ensuring that the assessed value of your home reflects current market conditions.
In Tennessee, homeowners pay property taxes based on 25% of their home’s appraised value. So if your home is appraised at $1 million, your taxable value is $250,000.
The reappraisal process is overseen by the Assessor of Property, whose role is to determine fair market values for residential, commercial, and personal property. It’s important to note: the assessor does not set the tax rate. That responsibility lies with the mayor and city council.
To better understand the role of the assessor, imagine going to a restaurant. The assessor doesn’t create the menu, set the prices, or decide what you order—they’re simply making sure the bill is fair based on what you’ve selected. If Larry orders lobster and steak, it makes sense that his total will be higher than Susan’s, who only ordered soup and salad. In the same way, someone with a larger or more valuable home will receive a higher valuation than someone with a smaller or less updated property. The goal is consistency and fairness—not influencing what people “order” (i.e., the homes they buy or own) or what the overall prices are in the market.
Assessment Change Notices will be mailed to homeowners as follows:
• Davidson County : April 2025
• Williamson County : May 2025
These notices will show your updated property value—and they’ll include instructions on how to file an appeal if you believe the value is inaccurate.
It’s a common misconception that the property assessor controls your property taxes. In fact:
• The Assessor only sets the value of your property.
• The Mayor and City Council set the tax rate, which must be finalized by June 30, 2025.
• Your actual tax bill will be calculated by the County Trustee and mailed out in October 2025.
If you believe your property has been overvalued, you have the right to appeal—and statistically, about 50% of appeals are successful. Here’s how the process works:
1. Informal Review
This is your first step. Instructions will be included in your notice. To appeal, you’ll need at least three comparable properties that are similar in land, size, and condition. You’ll receive a letter with the results within about six weeks—no phone calls or follow-ups are made.
2. Formal Appeal
If you disagree with the outcome of your informal review, you can file a formal appeal with the Metro Board of Equalization (MBOE).
3. State Board of Equalization
Still unhappy with the result? You can take your case to the State Board of Equalization.
With nearly 278,000 properties in Davidson County and just under 100,000 in Williamson County, these are mass reappraisals, not individual inspections.
Appraisers rely on neighborhood trends, recent sales data, lot size, square footage, and overall condition to determine your property’s value. The goal is to create a fair and consistent baseline across the county—not to evaluate each home in person.
If you’re one of my clients and have questions about your reassessment—or need help understanding how your new valuation might impact your broader real estate plans—I’m always happy to talk it through.
But for general appeal guidance, I recommend starting with the information provided in your Assessment Change Notice and contacting the Assessor’s office directly if needed.
Property reappraisals are a normal part of home ownership in Tennessee—and staying informed is the best way to avoid surprises come tax time.
