Sussex County Unveils Tax Calculator Amid Historic Reassessment
Sussex County officials have launched an online property tax calculator to help homeowners navigate the first comprehensive property reassessment in nearly five decades. The tool arrives as the county prepares to mail tentative property valuations to owners in mid-November, marking a critical phase in the court-ordered reassessment of approximately 200,000 parcels across the county.
According to WBOC, the calculator allows property owners to estimate their future tax bills by selecting their school district and entering their newly assessed property value. The system then generates an estimated range for upcoming tax obligations, though officials note these estimates don’t account for tax assistance programs or additional service fees.
User Experience Mixed
Initial feedback from homeowners suggests a range of experiences with the new tool. Joshua Fox, a resident of Ocean View, found the calculator surprisingly accessible. “It was actually a lot easier than I expected,” Fox told WBOC. “Especially being able to find the information right on the site. I didn’t have to do a lot of digging, which made it easier.”
However, not all residents have had a seamless experience. Fellow Ocean View homeowner Hank Scudder expressed concerns about communication throughout the reassessment process. “I didn’t even know I could do this until WBOC happened to knock on my door and tell me I could do this,” Scudder said. “I don’t think they’re doing a great job selling us on it or really explaining what it’s all about.”
View from my Sussex County NJ home. (Still, the taxes will drive me from here eventually). https://t.co/yX3Q3JfQc6 pic.twitter.com/daQYxjI6er
— Phil Verhalen ☮️ (@pverha) February 5, 2022
Historic Undertaking
This reassessment represents the first comprehensive review of property values in Sussex County since the 1970s. “We’re rounding the bases and moving into the home stretch, so the public really needs to follow what’s happening,” Assessment Director Christopher Keeler stated in a presentation to the Sussex County Council, as reported by Cape Gazette. “This has been a huge undertaking the past two years.”
The court-ordered project, which began two years ago, has involved extensive data collection, including reviewing property records and analyzing market values for tens of thousands of properties. Officials emphasize that the reassessment’s purpose is to ensure equitable taxation rather than increase county revenue.
Appeals Process Forthcoming
Once tentative assessments are delivered in November, property owners who disagree with their valuations will have multiple avenues to appeal. The county is establishing a formal appeals process that will include informal meetings with representatives from Tyler Technologies, the vendor conducting the reassessment, as well as opportunities to present cases to referees or the county’s board of assessment review.
The board will begin hearing unresolved cases in March 2025, and the county is currently seeking applicants for both board positions and referee roles to facilitate this process. County officials stress the importance of resident participation in reviewing and verifying their property valuations.
Tax Rate Adjustment Expected
Finance Director and Chief Operating Officer Gina Jennings explained that once all assessments are finalized, the county will adjust its property tax rate as part of the fiscal year 2026 budget process. Currently set at 44.5 cents per $100 of assessed value, the rate will need to decrease to account for higher overall property valuations.
Delaware law limits counties to collecting no more than 15% above the previous year’s tax revenue, necessitating a reduced rate if assessments increase substantially. Sussex County Council President Mike Vincent has repeatedly emphasized the county’s commitment to making the reassessment revenue-neutral.
“I know there is a lot of uncertainty and uneasiness about this whole process, which is probably, for many people, the first in their lifetime,” Vincent said. “We’re committed to it being as fair and accurate—and as affordable—as possible.”
Timeline for Completion
Following the appeals process, all property assessments will be finalized by summer 2025. The county will then adopt a new property tax rate, with bills expected to be issued in fall 2025. The entire process is scheduled to conclude by June 30, 2025, when the county must adopt its annual budget.
County officials encourage residents to visit the reassessment website for more information, including explanatory videos about the project. For those who don’t have their newly estimated property value letters on hand, the calculator website also allows users to search for this information by property owner name or address.
