General Reassessment of Real Estate
This web site contains the information and news about the 2007 reassessment. Wampler Eanes, a Virginia certified general real estate appraiser, will conduct the reassessment. Upon completion the assessed values for every parcel of real estate (undeveloped land, or land and one or more buildings) in Montgomery County, including parcels in Blacksburg and Christiansburg will be publically available.
Information regarding the process, such as introduction to the field inspectors and areas
where field inspectors will be visiting, will be posted on this site, as becomes available.
Virginia state law requires that all real property be assessed at its fair market value, and that all real estate taxes be levied uniformly and equally. Since annual property taxes are the product of the assessed value and the tax rate, accurate assessments are necessary to set tax rates, and to insure that the tax burden is borne equitably by all property owners.
For more information, you may contact the Reassessment Office at 540-381-6800.
Who are the appraisers?
The appraisers are representatives of Wampler & Eanes Appraisal Group. Here are pictures and information for members of their staff:
Gary Eanes
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Height: 5'9"
Weight: 175
Eyes: Green
Hair: Brown |
Steven Wampler
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Height: 5'11"
Weight: 185
Eyes: Hazel
Hair: Brown |
Lowell Eakin
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Height: 6'4"
Weight: 275
Eyes: Green
Hair: Brown |
Mark Fralin
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Height: 6'4"
Weight: 195
Eyes: Brown
Hair: Brown |
Agnew Stathos
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Height : 5'10"
Weight: 250
Eyes: Green
Hair: Brown |
Eric Cole
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Height: 5'8"
Weight: 165
Eyes: Brown
Hair: Brown |
Eric Eanes
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Height: 5'8"
Weight: 175
Eyes: Green
Hair: Brown |
Chris Venable
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Height: 5'10"
Weight: 210
Eyes: Brown
Hair: Gray |
Robert Almond
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Height: 5'11"
Weight: 175
Eyes: Green
Hair: Brown |
Robert Barry
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Height: 5'10"
Weight: 190
Eyes: Green
Hair: Brown |
Where are they working now?
Currently, there are inspectors in the field at the following locations:
Agnew Stathos: Riner & Route 8 Area
Lowell Eakin: Blacksburg
Mark Fralin: Shawsville
Eric Eanes, Eric Cole: Blacksburg
Chris Venable: Ellett Valley / Lusters Gate
Steve Wampler: Reviewing all of Christiansburg, and Montgomery County
Gary Eanes: Townhomes in Christiansburg, Blacksburg, and Commercial
Robert Almond: Pilot, near Alta Mons
Robert Barry: Commercial property in Christiansburg
Frequently Asked Questions
Why have reassessments?
When was the last reassessment?
What is the reassessment process?
What causes property values to change?
What is "market value"?
When will the results be available?
How can I tell if my reassessed value is fair and accurate?
What do I do if I think my reassessment is inaccurate?
What do I do if I have further questions?
Why have reassessments?
As required by the Code of Virginia, Montgomery County is conducting a general reassessment to be effective for 2007. Montgomery County is required to reassess all real property at least every four years.
The Code of Virginia requires that all property be assessed at 100% of market value. This is the value used to calculate property taxes, which are the product of the assessed value and the tax rate.
The goal of reassessment is to insure that appraisals are accurate and assessments are uniform and equitable.
When was the last reassessment?
The last reassessment took place in 2002. Its results went into effect on January 1, 2003. The 2003 reassessment encompassed over 32,000 parcels with a total value of more than $4 billion.
What is the reassessment process?
- The County is divided into smaller neighborhoods for purpose of market comparison.
- Each property is visited by a field inspector who verifies data and collects additional data. The field review is done with the homeowner if they are at home.
- Data collection is entered into the mass appraisal system and accuracy validated.
- Neighborhood sales, land values, yearly appreciation trends and other data are analyzed throughout the process.
- When reassessment is complete in late 2006, property owners will be notified. Hearings with the appraisers will be held if requested.
- Property owners who continue to disagree with the reassessment results may appeal to a Board of Equalization appointed by the Circuit Court from recommendation made by the County.
What causes property values to change?
A property's value can change for a number of reasons: physical changes such as additions, garages, remodeling; or damage or destruction; to name just a few.
However, the most frequent cause of change in value results from a change in the market. When market value changes, so do assessed values.
What is "market value"?
Market value is defined as the amount a typical, well-informed purchaser would be willing to pay for a property, under the following conditions:
- The seller and buyer must be unrelated.
- The seller must be willing, but not under undue pressure to sell and the buyer must be willing, but not under any obligation to buy.
- The property must be on the market for a reasonable length of time.
- The payment must be in cash or its equivalent, and the financing, if required, must be typical for that type of property.
If all these conditions are present, this is considered a market value, or "arm's length," sale.
When will the results be available?
No assessed values will be available until the entire county-wide reassessment is complete. Property owners will be notified by mail in late 2006.
How can I tell if my reassessed value is fair and accurate?
Compare the property's value with other comparable properties. Look at properties of similar age, lot and building size, construction, improvements, location, proximity to shopping, schools, and other amenities.
What do I do if I think my reassessment is inaccurate?
Assessments may be appealed with the reassessment firm after assessment notices have been mailed to owners.
Assessments may be further appealed to the Board of Equalization. Finally, taxpayers may appeal through the
Circuit Court. The Code of Virginia provides
all property owners the opportunity to appeal an unfair assessment through the Circuit Court system.
What do I do if I have further questions?
If you have further questions, please send an email to reval2007@ntelos.net or you may call
540-381-6800.
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