In real estate, there are two numbers that every homeowner obsesses over: the price Zillow says your home is worth, and the value the County Tax Office says it’s worth.

Usually, these two numbers live in different worlds. But in 2026, for thousands of homeowners in Pender and Onslow counties, these worlds are colliding.

With new tax revaluations taking effect this year, many residents are about to experience "sticker shock" when they open their mail. If you own property in New Hanover, Pender, Onslow, or Brunswick County, here is your expert guide to navigating the 2026 tax landscape—and why a higher tax value doesn't always mean a higher tax bill.

1. The Core Difference: Assessment vs. Appraisal

First, let's clear up the confusion.

Market Value (The "Real" Number"): This is what a buyer is willing to pay today. It fluctuates weekly based on interest rates, inventory, and demand.

Tax Assessed Value (The "Snapshot"): This is a value assigned by the county for the sole purpose of generating revenue. It is a retrospective snapshot. In North Carolina, counties must revalue property at least every 8 years, though most of our local counties are now on a 4-year cycle.

The Golden Rule: A high tax assessment does not automatically mean you can sell your home for that price. Conversely, a low tax value doesn't mean your home isn't worth a fortune.

2. The 2026 Headlines: Pender & Onslow Revaluations

If you live in Pender or Onslow counties, pay attention. 2026 is a Revaluation Year.

What happened: Effective January 1, 2026, the county re-assessed all real estate to match current market prices.

The Reality Check: Since the last revaluation (likely 2019/2022), property values in areas like Hampstead, Surf City, and Sneads Ferry have skyrocketed.

The Notification: You will receive your "Notice of Assessed Value" in early 2026 (typically February/March). Do not throw this away. It is not a bill, but it dictates what your bill will be in August.

3. The "Revenue Neutral" Safety Net

When values jump 40% or 50% in a revaluation, it doesn't mean your tax bill goes up 50%.

The Law: North Carolina law instructs counties to calculate a "Revenue Neutral Rate." This is a lowered tax rate that would generate the same amount of total revenue as the previous year, adjusted for growth.

The Trap: "Revenue Neutral" is a budget tool, not a promise. County Commissioners can (and often do) vote to set a tax rate higher than the revenue-neutral rate to fund new schools, deputies, or infrastructure (like Pender's new Health & Human Services building).

Watch the Budget: The real battle happens in June, when the Commissioners set the new tax rate. That is when you will know if your bill is actually going up.

4. New Hanover & Brunswick: The "Off-Year" Stability

New Hanover: Revaluation happened last year (2025). Your 2026 value will largely stay the same, meaning your tax bill will depend entirely on whether the Commissioners raise or lower the tax rate this summer.

Brunswick: You are in the "safe zone." The next revaluation isn't until 2027. Unless you pulled a permit for an addition or pool in 2025, your tax value should remain flat, keeping your holding costs predictable for another year.

5. Should You Appeal?

If you open your notice in Pender or Onslow and think, "My house isn't worth that!", you have the right to appeal.

The Deadline: You typically have until late April or early May to file an informal appeal.

The Evidence: You cannot appeal just because "taxes are too high." You must prove the value is wrong. This requires recent comparable sales (comps) or photos of deferred maintenance (e.g., a leaking roof) that the tax assessor couldn't see from the street.

Navigating the Numbers

A revaluation year can be stressful, but it also confirms the incredible equity growth we've seen in our region.

At Aspyre Realty Group, we help our clients distinguish between "tax burden" and "market opportunity." If you receive a revaluation notice that seems incredibly off-base, give us a call. We can run a quick Comparative Market Analysis (CMA) to show you what your home is actually worth in the 2026 market—data you can use to decide if an appeal is worth the effort. Let’s ensure the numbers work in your favor.