If you live in James City County, chances are a small postcard recently showed up in your mailbox announcing your new real estate assessment.

Let’s be honest — nobody has ever pulled that card out of the mailbox and thought:

“Fantastic… I was hoping my property taxes would go up this year.”

Most people glance at the numbers, pause for a moment, and then ask the obvious question:

“Does this mean my taxes are going up again?”

Since I spend my days helping people buy and sell homes across Williamsburg and the surrounding region, I thought it might be helpful to explain what those postcards really mean — and why they sometimes lead to higher tax bills.

First, The Assessment Isn’t Necessarily Bad News

From a real estate perspective, rising assessments usually reflect a simple reality:

Home values have been increasing.

In fact, county assessments often lag behind the true market value of homes.

Speaking personally, I received my own assessment postcard recently. My value increased — but I’m quite confident that if I put my home on the market tomorrow, it would sell for more than the county says it’s worth.

So the assessment itself isn’t necessarily the problem.

The issue most homeowners care about is what happens next.

The Real Issue: The Tax Rate

James City County’s real estate tax rate is expressed in dollars per $100 of assessed value.

In recent years it has hovered around $0.83 per $100.

Using simple examples:

• A $300,000 assessment → about $2,490 per year in taxes
• A $400,000 assessment → about $3,320 per year
• A $600,000 assessment → about $4,980 per year

So when property values increase and the tax rate stays the same, the tax bill usually goes up as well.

A Little History That People Forget

If you look back at the county’s historic tax rates, something interesting appears.

During the Great Recession, when home values were falling and homeowners were under tremendous financial pressure, James City County reduced the tax rate to help ease the burden.

At the time it dropped into the upper $0.70 range per $100 of value.

Over time, however, the rate has slowly crept back up, and today we’re back around $0.83.

That difference may not sound dramatic, but across an entire county with billions of dollars in real estate value, it represents millions of dollars in additional revenue.

Virginia’s “101% Rule” (Most People Don’t Know This Exists)

Virginia actually has a law designed to provide transparency when property values increase.

It’s commonly referred to as the “101% Rule.”

When reassessments cause property values to rise significantly, the county must calculate a revenue-neutral tax rate — a rate that would generate no more than 101% of the previous year’s total real estate tax revenue.

In theory, that means if property values jump substantially, the tax rate should drop so the county collects roughly the same total amount of tax.

However, local governments are not required to adopt that lower rate.

If they decide to set the tax rate higher than the revenue-neutral level, they simply must:

• Advertise that it represents a tax increase
• Hold a public hearing before adopting the rate

So the law doesn’t stop tax increases — it just ensures that residents are informed and have a chance to weigh in.

The Public Hearing Where Residents Can Speak

If you believe property taxes are getting too high — or if you simply want to understand how the county plans to handle the new assessments — you actually have an opportunity to speak directly to county leadership.

The James City County Board of Supervisors will hold a public meeting where citizens can comment:

Regular Meeting – Public Comment and Public Hearings
Tuesday, April 14
5:00 PM
101 Mounts Bay Road – Building F
Williamsburg, VA 23185

The Board of Supervisors meets on the second Tuesday of each month, and this meeting will include public comment and public hearings.

If you have concerns about the tax rate, this is exactly where your voice should be heard.

A Slightly Snarky Observation

Of course, county budgets don’t grow on their own.

Infrastructure, staffing, services, and new facilities all require funding.

And if you’ve been following local news lately, you may have noticed the county is building a very expensive new administration building.

Those things don’t come cheap.

I suppose somebody has to pay for them.

And judging from the assessment postcards arriving in everyone’s mailbox…

well… you can probably guess who that someone might be.

Assessment vs. Market Value

One final point that’s important for homeowners to remember:

Your county assessment is not the same thing as your home’s market value.

Market value is determined by what a buyer is willing to pay, not by the county’s formula.

In many cases here in Williamsburg, homes still sell above their assessed values.

If you’re curious what your home might actually sell for in today’s market, that’s something I’m always happy to help with.

Why I Write Articles Like This

Over the years I’ve found that many homeowners — and especially people moving to Williamsburg — have questions about things like property taxes, assessments, neighborhood values, and local policies.

I’ve been listing and selling homes in the Williamsburg area for more than 20 years, and I try to share information that helps people better understand how things work here.

Sometimes that means explaining the housing market.

Sometimes it means explaining local government decisions.

And sometimes it simply means helping people understand that little postcard they just opened at the kitchen table.

About Me

I’m John Womeldorf, also known locally as Mr. Williamsburg.

I’m a Realtor with Liz Moore & Associates, and I work out of our Williamsburg office while also collaborating with our offices in Newport News, Richmond, Virginia Beach, and Kilmarnock.

Over the years I’ve helped clients buy and sell homes across a wide stretch of Virginia — from the North Carolina border to west of Richmond and everywhere in between.

My approach to real estate has always been about more than just transactions. I enjoy helping people understand the communities they’re moving into, the history behind neighborhoods, and the lifestyle that makes this area such a great place to live.

If you’re curious what your home might sell for in today’s market — or if you’re considering buying or selling in the Williamsburg area — feel free to reach out anytime.

📞 Call or Text: 757-254-8136
📧 Email: John@MrWilliamsburg.com
🌐 Website: https://mrwilliamsburg.com