Did your Loudoun County assessment notice land in your mailbox with a number you didn’t expect? You’re not alone. When values move, it is natural to wonder how the county arrived at your figure and what it means for your taxes. In this guide, you’ll learn how assessments are built, how they differ from market value, when notices go out, and the steps to take if you want a review. Let’s dive in.
Assessed value vs market value
What assessed value means
An assessed value is the number the county assigns to your property to calculate real estate taxes. It is a statutory value created to allocate the tax burden fairly across properties. Your tax bill is based on this value after any exemptions or relief programs are applied.
How it differs from market value
Market value is the price a willing buyer and seller would agree to in an arm’s-length sale at a specific point in time. Assessments are produced using a single valuation date for the tax year, while market value moves with daily market activity. Because the county uses mass appraisal models instead of a one-off appraisal, your assessment can differ from a recent sale price without being an error.
What it means for Lansdowne owners
If your Lansdowne assessment is higher or lower than your recent purchase price, timing may be the reason. The county values property as of a specific date, and the model draws from a wide set of comparable sales. A single sale, especially one with unusual terms or condition, may not match the county’s figure until the next cycle.
How Loudoun calculates values
Mass appraisal basics
Counties use mass appraisal to value many properties consistently. For most single-family homes and townhomes, the sales comparison approach is primary. The model analyzes recent arm’s-length sales and adjusts for features like living area, age, lot size, renovations, and location. The cost approach can apply to newer or unique homes by estimating replacement cost minus depreciation plus land value. For rental or investment property, the income approach uses market rents and expenses to estimate value.
Data the assessor uses
Your assessment reflects data on the county’s property record card. Typical inputs include:
- Living area, number of bedrooms and baths, finished basement area, and garage count.
- Lot size and lot characteristics.
- Year built, effective age, and condition indicators.
- Renovations or additions pulled from building-permit records.
- Recent closed sales in your market area and neighborhood groupings.
- Mapping tools, aerial imagery, and field reviews where needed.
If information on the record card is missing or incorrect, the model result can be off. Correcting the record often fixes the value.
Valuation date and updates
Virginia localities use a single valuation date for the assessment year, commonly January 1. That date anchors all market evidence used. If sales surged after that date, the next assessment cycle is when those changes are typically reflected. Always check your notice for the exact valuation date and the effective year of the assessment.
Renovations and record changes
Permitted improvements that add living area or quality usually raise the assessed value when they are captured in the records. Unpermitted work may be missed until discovered. If your notice does not reflect a renovation or shows the wrong square footage, contact the assessment office promptly with documentation such as permits, floor plans, or professional measurements.
Notices and the typical timeline
What to expect in the calendar
While the exact schedule can vary, you can expect a cycle that includes:
- A valuation date for the current tax year.
- Mailing or posting of assessment or change notices.
- A defined window for informal review and formal appeal.
- Tax bills that apply the adopted tax rate to your assessed value.
Your notice is the trigger for your appeal rights, so note the mailing date and the filing deadline. Missing the deadline can forfeit your administrative appeal options for that year.
How to read your notice
Most notices include:
- Current and prior assessed values, showing the percentage change.
- A breakdown of land value and improvement (building) value.
- Key property attributes used, such as living area, lot size, bedrooms, baths, and basement finish.
- The valuation date and effective date for the value.
- Instructions, phone numbers, and forms for informal review and formal appeal.
- Whether the notice is proposed or final for the year.
Review each field carefully. Errors in property attributes are common and often the easiest to address.
First steps when you get a notice
- Compare the county’s property description to your home. Confirm living area, basement finish, beds and baths, lot size, and garage count.
- Look at recent Lansdowne sales of similar homes around the valuation date. Focus on the same subdivision and similar age, size, and condition.
- If something looks off, gather documents and reach out for an informal review right away.
Appeals and dispute basics
Informal review with the assessor
Start here if you believe your assessment is inaccurate. Provide a concise packet that highlights any property data errors and includes strong comparable sales near the valuation date. Photos of condition issues and copies of permits help the staff understand the facts.
Board of Equalization appeal
If the informal review does not resolve your concerns, you can file a formal appeal to the local Board of Equalization. This is a hearing before an appointed board that can adjust values. Applications and hearing dates are time-sensitive, and some materials must be submitted in advance. If you plan to pursue this route, prepare your evidence early.
Going to court
Property owners who disagree with a Board decision can generally appeal to circuit court. This step has procedures, deadlines, and potential costs. Consider the likely tax savings relative to the expense before proceeding.
Evidence that helps
The strongest appeal packets usually include:
- Three to six recent, closed comparable sales in Lansdowne with similar size, age, lot, and condition.
- A licensed private appraisal if the value difference is significant.
- Photos documenting condition differences or deferred maintenance.
- Permit records or sales contracts that clarify timing relative to the valuation date.
- A copy of the county record card with any inaccuracies highlighted.
Outcomes and tax impact
If your value is reduced, your taxable value for that year may decrease, which can lower your tax bill. If you already paid and the county issues a correction, refund procedures vary by locality. Adjustments typically apply prospectively for the tax year covered by the decision.
Practical checklists
Quick checklist when your notice arrives
- Confirm the valuation date and the effective year on the notice.
- Verify acreage or lot dimensions, living area, bedrooms and baths, basement finish, and garage count.
- Pull Lansdowne comps near the valuation date, focusing on your subdivision and similar home style.
- Assemble documentation if errors exist: permits, photos, floor plans, measurements, contractor invoices.
- Request an informal review immediately if needed. If not satisfied, decide whether a Board appeal or private appraisal is worthwhile.
What to include in an informal review packet
- A short cover letter stating why the value is incorrect as of the valuation date.
- The county property record printout with any errors marked.
- Three to six comparable sales with a brief note on why each is comparable and any adjustments you considered.
- Photos of your home, especially items that affect value or condition.
- Copies of permits, invoices, or measurements supporting your case.
When to hire an appraiser or agent
Consider a private appraisal if the gap between assessed value and your evidence of market value is large and the potential tax savings over several years exceed the appraisal cost. A knowledgeable local agent can help assemble a comp set and market context at a lower cost than a full appraisal.
When an appeal may not succeed
- The difference is small and within normal model variance.
- The only evidence is a single sale that is not truly comparable.
- The appeal is based solely on a desire to reduce taxes without proof the value is inaccurate as of the valuation date.
Example tax math
If your assessed value is 450,000 and the county tax rate is 1.05 per 100 of assessed value, your base tax would be:
- 450,000 divided by 100 equals 4,500 units.
- 4,500 multiplied by 1.05 equals 4,725.
If you qualify for any exemptions or relief, the taxable value may be reduced before the rate is applied.
Lansdowne market context
Lansdowne is part of Loudoun’s suburban market, where new construction, community amenities, and neighborhood-specific trends can influence sales. When an area sees many recent sales or rapid appreciation, the next assessment cycle often reflects those changes. In slower periods, increases may moderate. Matching your comparable sales to the valuation date and your specific subdivision is the key to a fair analysis.
Your next best step
If you want a numbers-first look at your assessment and a clean comp set for Lansdowne, I can help you evaluate accuracy, spot record errors, and prepare a straightforward informal review packet. For a calm, practical conversation about your options and potential tax impact, connect with Chrissie Goodrum. Request Your Home Valuation.
FAQs
Why is my Loudoun assessment higher than I paid?
- Assessments reflect market conditions as of a single valuation date using mass appraisal; an individual purchase price, especially with unique terms, may not match that date or the broader market evidence.
What if my neighbor’s home sold for more than my assessment?
- Differences in size, condition, lot, and timing can explain the gap; check your property attributes and compare to truly similar sales in your subdivision near the valuation date.
Do renovations automatically increase my assessment?
- Permitted improvements that add living area or quality are generally captured in the county’s records and models; unpermitted work may be missed until discovered or verified.
How fast do taxes change after a successful appeal?
- Reductions typically apply to the tax year covered by the appeal decision; if taxes were already paid, the county may issue a corrected bill or refund based on its procedures.
Is an assessment the same as a tax bill?
- No. The assessment sets value; the tax bill applies adopted tax rates and any exemptions or relief to the taxable value to calculate what you owe.
