Charleston County’s 2025 Property Reassessment:
A Calm, Clear Guide for Homeowners

If your reassessment notice just landed in the mailbox, take a breath—you’re not the only one double-checking the numbers. Charleston County is required by state law to revalue property on a regular cycle so tax burdens reflect today’s market rather than prices from years ago.  That process, called reassessment, is rolling out for the 2025 tax year, and while it’s meant to keep things fair across neighborhoods, it can feel especially tough if you bought recently or made improvements.

At its core, reassessment is a mass appraisal. Licensed county appraisers analyze recent sales, permits, and neighborhood trends to estimate a market value as of a specific “date of value.”  For 2025, most properties are valued as of December 31, 2023.  (There’s an important exception for recent buyers: if your home changed hands in 2024, the state treats that as an Assessable Transfer of Interest (ATI), and your value is set as of December 31, 2024.)  Those values then move through South Carolina’s property tax formulas—applying the 4% assessment ratio for primary residences (if you’ve filed for the Legal Residence exemption) or 6% for non-primary properties, and finally your local millage.

A key protection is the state’s 15% reassessment cap, which limits how much a property’s taxable value can rise from one reassessment to the next.  Two things to know: (1) it’s a cap on the value used for taxation, not a cap on your final bill (millage, exemptions, and fees still matter), and (2) the cap doesn’t apply when there’s an ATI—so newer owners may see larger changes than neighbors who haven’t sold in years.  That’s often where the “sticker shock” shows up, and it’s understandable.

Timing-wise, the new values are used for 2025 tax bills mailed in the fall (October ish), with payment typically due by January 15, 2026 to avoid penalties.  If your value seems high, remember that the county’s model isn’t perfect for every home on every block.  Appraisers rely on the data they have—deeds, GIS, building permits, and comparable sales—so it’s worth reviewing your record for basic accuracy (beds, baths, heated square footage, finished vs. unfinished areas, and major condition factors).  Small errors can make a real difference.

If you disagree with the value, you have the right to appeal—ideally after a quick conversation with the Assessor’s Office.  Many questions are resolved informally once you share context (photos of condition issues, contractor estimates, or better “like-for-like” comparable sales). If you still believe the value misses the mark, the county outlines a straightforward path:

• Start in writing using the objection form that came with your notice. Your deadline is printed on the notice (by law, it’s generally 90 days from the county’s mailing date). Keep a copy and proof of mailing.

• If the informal review doesn’t solve it, you can protest in writing and then, if needed, appeal to the Charleston County Board of Assessment Appeals—an independent body that hears evidence and issues a decision.

• If you disagree with the Board’s final order, you may seek a hearing with the South Carolina Administrative Law Court within the specified time window.

A few practical pointers before you file: focus on apples-to-apples comps near the date of value; document real condition or location drawbacks (deferred maintenance, drainage, road noise); and confirm your Legal Residence status if this is your primary home.  Remember, the question in an appeal is whether the market value is wrong—not whether the tax bill feels high.

For many owners, this reassessment will change little; for others, it may mean budgeting differently, applying for exemptions they’ve missed, or making a case for a correction.  However you proceed, you’re not alone—this is a countywide reset, and there’s a clear process to make your voice heard.

Final thought (and how I can help): Reassessment can feel personal because your home is personal.  If you’d like a level-headed second opinion, I’m happy to review your notice, pull neighborhood comps around the date of value, and talk through whether an appeal makes sense.  As a Charleston real estate agent, I spend every day in these micro-markets; I can help you understand the numbers, plan next steps, and—if you’re considering a move—map a strategy that fits your goals.

By: Dustin Guthrie, Realtor