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Real Estate Assessments

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1. How are assessments determined in Loudoun County?

Buyers and sellers create value by their actions in the real estate marketplace. The fair market value of a property is the probable amount it would sell for today if exposed to the market for a reasonable period with informed buyers and sellers acting without undue pressure. The real estate assessment division of the Office of the Commissioner of Revenue has the responsibility of reviewing these market transactions and using this data to assess each property accordingly.

There are many reasons for a change in property value. The most obvious reason is that the property itself has changed, i.e., the addition of a garage or deck, or the property has been damaged or destroyed. The most frequent reason for a change in value is that a movement (either up or down) has occurred in the real estate marketplace.

Transfers of real estate are analyzed annually. Nearly 95% involve sales of residential properties. Additionally, sales for previous years are also reviewed when warranted. Information is gathered from buyers, sellers, and real estate professionals. The bonafide selling prices are then compared to the assessed values to arrive at an assessment / sales ratio. The county is required by law to annually assess at fair market value as of January 1 of each year.

The three valuation approaches, i.e., sales comparison, cost, or income, are considered in mass appraisal. The sales comparison approach is the most widely accepted technique, particularly for residential properties. The most comparable sales information is used as a basis for the assessment of individual properties after the sales are carefully analyzed to consider any differences in size, quality, condition, location, or amenities.

Due to the limited number of local commercial property transactions, regional and national sales are collected for analysis. Along with market data, commercial properties are selected for reassessment based on rent levels, occupancy levels, and investor demand. Properties such as an apartment complex or a shopping center are typically assessed based on potential rental income. Special purpose properties such as a manufacturing facility are assessed based on the cost of materials and labor to replace.

2. What is the difference between a mass appraisal and a fee appraisal?

Mass appraisal is the systematic appraisal of groups of properties as of a given date using standardized procedures and statistical testing. This differs from single-property appraisal, commonly referred to as "fee" or "bank" appraisal, which normally deals with only a particular property as of a given date.

Mass appraisal includes the application of single-property appraisals, as well as the development of appraisal formulas and statistical models that can be applied uniformly to a number of properties at a time. The real estate assessment division of the Office of the Commissioner of Revenue reassesses all real property annually as of January 1. The office performs continual statistical analysis on property sales and current assessments to determine if values are in line with what properties are selling for.

3. Does the percentage change of assessments for an entire group of properties impact the assessment on a single real property assessment?

No. The percentage change of an assessment relative to a single property from year to year is unique to that property. Assessments fluctuate based on the sales activity. Sales activity fluctuates based on supply and demand, property type, location, quality, condition as well as other factors which may make a property unique. Percentages posted by the media are typically a summary reflecting overall sales activity for an area or the entire region. This should merely serve as a guide related to overall market activity not a factor for determining a specific value.

4. Is it possible to have an assessment reviewed?

Yes. It is important that that you first review your assessment upon receipt of your notice. In order to receive consideration for a review by the staff of the real estate assessment division of the Office of the Commissioner of Revenue, the owner or authorized agent must submit a completed Application for Review Form by the deadline, which is listed on the review form, if the assessment is not considered to be equitable or accurate. A field appraiser will review the assessment in order to alleviate any concerns by the taxpayer regarding the property value.


The real estate assessment division of the Office of the Commissioner of Revenue has an automated review process in place. Some of the benefits include: The online property record data is automatically populated on the form. If you wish to submit appeals for more than one parcel, the information you enter on the first application will automatically be entered on subsequent applications. Any supporting documents you have can also be submitted online. Online applications significantly reduce processing and response time.

The online application for review form will be available on this webpage during the review time frame. Hard copies will be available at all Loudoun County Library locations and at the real estate assessment division of the Office of the Commissioner of Revenue. Use of the online application form is recommended. Requests for an assessment review must be submitted on the appropriate county form by the deadline for consideration. Staff members are available if you require assistance.

Assessment Parcel Database

5. What real property is taxable?

All real property in Loudoun County is subject to taxation except those properties that are specifically exempt. Certain properties owned by the county, state, or federal governments, or properties determined to be used for religious, charitable, educational, or some cultural or recreational uses which are considered non-taxable. Properties may also be subject to exemption by county ordinance.

The real estate assessment division of the Office of the Commissioner of Revenue assesses property as of January 1 each year with the notices typically mailed beginning in early February. The tax rate is set in April of each year by the Board of Supervisors. This occurs after the county's budgetary needs are reviewed and after public hearings have been held. The real property tax is part of a well-balanced revenue system that enables county residents to share in the cost of police and fire protection, public education, parks and recreation, and other services.

6. What other related services are offered by the county?

The county also offers tax relief for the elderly and disabled. Property owners as of January 1, who meet certain criteria, are age 65 or older, and who may be totally and permanently disabled, have household income not more than $72,000 and net worth not more than $440,000 may qualify. Participants may be relieved from the payment of real estate taxes on their primary dwelling and lot up to 3 acres. For more information, applications, and filing dates, view the Loudoun County Tax Relief or contact:
Robert S. Wertz, Jr., Loudoun County Commissioner of Revenue
P.O. Box 8000
Leesburg, VA 20177-9804
Ph: 703-737-8557
email: trcor@loudoun.gov

7. When are my real estate tax payments due?

Real estate taxes are based on real property assessments and the real property tax rate, which is set annually by the Board of Supervisors. Real estate taxes are based on a calendar tax year effective January 1. Taxes are billed semi-annually with the first payment due on June 5 and the second payment due on December 5. Reassessment notices are sent to the property owner. However, the tax bills are typically mailed directly to the mortgage company.

8. What is the function of the real estate assessment division of the Office of the Commissioner of Revenue?

The real estate assessment division of the Office of the Commissioner of Revenue is charged with the annual review and reassessment of all real property. This includes administering the laws pertaining to real estate assessments and exemptions, maintaining property record information, and coordinating assessment appeal hearings.

The legal authority for this function resides within Article X of the Virginia Constitution, which states in part: "All assessments of real estate and tangible personal property shall be at their fair market value."

This authority is further defined by the Code of Virginia, Title 58.1 and by the County Manager Act, Section 15.2 stating that annual assessments shall be made at 100 percent fair market value.

9. How do I contact the real estate assessment division of the Office of the Commissioner of Revenue?

Please call 703-777-0260 for general information, fax the office at 703-771-5234, or email realestate@loudoun.gov.