Jackson nears end of 2021 revaluation process

Jackson County nears end of 2021 revaluation process

BY HOLLY KAYS S TAFF WRITER

Tax values for Jackson County properties are set to rise next year as the county enters the final stages of its process to revaluate property values last set in 2016.

While the total value of taxable properties in Jackson County fell by 23.4 percent between 2015 and 2016, preliminary figures show an increase of 12.7 percent between 2020 values and anticipated 2021 values. However, projected 2021 values are still lower than the $11.16 billion valuation used in 2015, the last year the county used the schedule of values adopted prior to the Great Recession. The 2021 reappraisal review is currently only 70 percent complete and subject to change, but the projected value gives a solid indication as to where the final value will land.

During a work session with commissioners held Tuesday, Sept. 8, Tax Administrator Tabitha Ashe said she plans to ask the board to call for a public hearing on Tuesday, Oct. 6, and hopes to see a schedule of values adopted Oct. 13. The adjusted property values will become effective Jan. 1, 2021, with notices mailed out in February. A several-month process during which property owners can dispute appraised values will follow.

The new values will aim to reflect fair market value as of Jan. 1, 2021. Because most properties won’t actually be for sale on the market at that time, the final values are “more of a hypothetical,” said Ashe, based on characteristics of the individual home and property as well as recent market data from sales of nearby properties. In completing the revaluation, staff conducted 8,844 field reviews and 31,159 office reviews of Jackson County properties.

In the 2016 revaluation, Dillsboro was the only township whose total value did not show a decline from pre-recession values. File photo

In 2016, Jackson County finished its first revaluation process since the Great Recession of 2008. In that instance, the county waited the full eight years allowed by state law to conduct the revaluation because leaders feared that if they stayed on the four-year schedule used prior to the recession, the gulf between land values calculated pre- and postrecession would require them to choose between massive budget cuts and hefty hikes to the tax rate.

In 2016, tax values declined in 16 of the county’s 17 townships — Dillsboro town was the only exception — with overall value declining by 23.6 percent. Values on higher-end homes dropped the most, with lower-value homes seeing much less of a swing. To make up the difference in the budget, commissioners voted to raise taxes from 28 cents per $100 of value to 37 cents per $100 of value, a 32 percent increase. The hike was due not only to the revaluation but also to increased funding requests from Harris Regional Hospital and the Glenville-Cashiers Rescue Squad, plus a slew of capital projects on the horizon. The current tax rate is 38 cents per $100.

This time around, the county is in a nearly opposite situation. Values are projected to increase in every single township, with an overall projected growth of 12.7 percent compared to 2020 values. Webster Township is projected to see the least growth, at 1.77 percent, while Cullowhee is projected to have the most, at 26.99 percent.

“A lot of that is driven by apartments in Cullowhee,” said Ashe.

New construction has been going gangbusters, with more new deeds recorded in August 2020 than in any month since December 2006. Similarly, more plats were recorded in August 2020 than in any month since July 2007. As of Aug. 31, the county had issued 1,271 building permits in 2020 compared to 1,959 during the whole of 2019.

That growth has resulted in an increase in taxable value in Jackson County, with total value growing from $8.54 billion in 2016, when the last revaluation took effect, to $9.03 billion in the current year and a projected $10.18 billion for 2021.

Residential structures are responsible for the overwhelming majority of property value in Jackson County, at 72.4 percent of all value. Of those, 35 percent are single-family homes built on a permanent foundation valued at $250,000 or less, while 23 percent are valued at more than $750,000 and 20 percent are worth between $250,000 and $750,000. The remainder consists of other residential structure types like manufactured homes, condos, townhouses, duplexes and tiny homes.

After this revaluation is complete, Ashe hopes to make the next process even shorter, aiming for a 2025 revaluation. This would move the county back to the four-year revaluation cycle it had been on prior to the recession. Doing revaluations more frequently makes it easier for staff to keep up with the market and lessens the sticker shock factor for property owners, she said. It also better serves the ultimate purpose of a revaluation — establishing the fairness of tax burden between residents.

If commissioners decide to keep tax rates the same following the revaluation, most Jackson County property owners will see their tax bills rise when their property values are adjusted upwards, resulting in an overall increase to the county budget. Conversely, commissioners could decide to lower the tax rate in order to keep the total tax bill — and the county budget — closer to its current size.

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Maggie Valley joins regional affordable housing effort

BY HANNAH MCLEOD S TAFF WRITER

Maggie Valley Board of Aldermen voted Tuesday, Sept. 8, to join the Southwestern NC Home Consortium after previously opting not to join the regional effort.

The HOME investment Partnerships Program provides formula grants to states and localities. These funds can be used for building, buying or rehabilitating affordable housing; for rent or homeownership; or providing direct rental assistance to lowincome people.

Maggie Valley has no financial commitment to the consortium.

“We have three opportunities,” said Town Manager Nathan Clark. “One opportunity is the money goes elsewhere, the town is not supposed to contribute if the money is spent in another community. Number two is the town itself can apply as the applicant to build affordable housing, and if you do that, you’re required to provide a match. The third option is if someone in the community in Maggie Valley wants to do an affordable housing project then they’re eligible to receive this money because we, as a town, are a member.”

When the proposal to join was brought back to the board’s attention Tuesday, Mayor Mike Eveland noted that the board had previously turned down the prospect of joining without much discussion.

“Maggie Valley doesn’t specifically, at this current time anyway, have any situations or desires where we might be using this money or funding it. That might change in the future but as of right now we don’t. But that’s no reason for us not to get involved,” he said. “We have to stay informed and be a part of the discussion, within the county and within the region whenever it comes to these things. We typically like to blow this off like we don’t want it, we don’t care but I will tell you that it may not have anything to do with us specifically but knowing where that’s going and where the money is at is impor

Caples named CEO of Haywood Regional

Haywood Regional Medical Center, a Duke LifePoint Hospital, announced that Greg Caples has been named its new chief executive officer, effective Sept. 30.

Caples comes to HRMC from Coliseum Northside Hospital in Macon, Georgia, where he has served as CEO for three years. He replaces former CEO Rod Harkleroad who left earlier this year to pursue a leadership opportunity at another Duke LifePoint facility.

“We are excited to welcome Greg to Clyde and to the Haywood Regional family,” said Jamie Carter, president of LifePoint Health’s Eastern Division, of which HRMC is a part. “Greg is a seasoned healthcare leader who is tant for us to know. And I just want to make sure that we understand that it’s more than just about what we see in front of us.”

Forming a consortium allows local governments to work together to address local and regional housing needs. In order to receive any funds a consortium must develop a three to five-year plan that outlines community needs, resources, and how the consortium would use HOME program funding. The start date for the consortium is July 1, 2021 and the three-year period is 2021-2023. No money is required from local governments to join the consortium.

The consortium is made up of seven counties and the Eastern Band of Cherokee Indians. In Haywood County, Maggie Valley will join the towns of Canton, Clyde, and Waynesville to be a member of the consortium. Haywood County will be the lead entity and administrative agent for the consortium.

“Basically, what the board is doing with their yes vote is they’re actually growing the pot for the region, because you get money per member,” said Clark. “So, you get more money for 14 members than 13, and the second thing is you’re providing the town and the people that are interested in developing it with additional options.”

After voting to join the consortium, the board had to choose someone to represent the Town of Maggie Valley for the consortium committee. The committee will meet four times a year and will have one representative from each member to receive updates on the consortium and review progress.

“Keep in mind that that person who represents the board, basically will be able to have discussions that they may want to do in a county over, or in a town next to us,” said Eveland. “So you have some conversations, at least you’re part of the conversation.”

Alderman Phillip Wight volunteered to represent Maggie Valley. No one on the board objected.

“I don’t feel like it hurts anything [joining the consortium]. If anything, there’s a

small gain,” said Wight. known for his dedication to quality care and patient safety, and he has a strong history of fostering advances in patient, employee and physician experiences and satisfaction. We are confident he is the ideal person to lead HRMC into the future.”

A veteran hospital executive, Caples has served in leadership positions at facilities across the nation for nearly three decades.

Caples earned a B.A. in accounting from The University of West Florida in Pensacola and an M.B.A from The University of Georgia in Athens. He is a Fellow of the American College of Healthcare Executives and has served on the boards of or volunteered for organizations including the American Heart Association, United Way, YMCA, Faith Family Medical Center, Agape and Backpack Ministry.