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uzanne Gwaltney, resident and co-owner of Sail/Loft Realty, wrote to County Commissioners with concerns about the current property tax valuations happening in Pamlico County. She shares that letter below.

Dear Pamlico County Commissioners,

I am writing as a resident of Pamlico County for more than 34 years and as a real estate professional with over 20 years of experience evaluating property values in our local market.

I have lived through several county tax revaluations over the decades, and I can say without hesitation that this current assessment process has been the most troubling and inconsistent I have witnessed during my time here.

I fully understand and support the county’s responsibility to periodically reassess property values. However, what many citizens are seeing in this revaluation raises serious concerns regarding accuracy, fairness, and the methodology being used to determine value in a unique and highly diverse coastal market such as ours.

There appear to be widespread inconsistencies, factual inaccuracies, and valuations that are difficult — and in some cases impossible — to support with legitimate comparable sales data.

Examples that have been reported include:

• Significant square footage errors
• Homes assigned to vacant parcels
• Excessive valuations based on nearby new construction that is not comparable in age, condition, or quality
• Older homes with deferred maintenance being valued at replacement costs approaching luxury new construction
• Waterfront properties assessed at levels far exceeding what the current market would realistically support

As someone who performs comparative market analyses regularly as part of my profession, I can attest that many Pamlico County properties are extremely difficult to comp due to the uniqueness of our waterfront communities, varied property types, flood considerations, views, access, age, condition, and other factors that heavily influence value.

This is not a suburban market filled with uniform subdivisions and interchangeable homes. Pamlico County is unique, and accurate valuation here requires local market knowledge, careful analysis, and an understanding of the nuances that drive value in our communities.

I am deeply concerned about the impact this process is having on many longtime residents — especially retirees and citizens on fixed incomes — who may not have the financial resources, knowledge, or physical ability to navigate an appeal process.

It does not seem fair or reasonable that citizens should have to spend hundreds of dollars on private appraisals simply to challenge inaccurate assessments generated through a taxpayer-funded reassessment process. Local appraisers are now overwhelmed with requests from property owners attempting to obtain evidence to support appeals.

While I understand no revaluation process is perfect, the volume and nature of the concerns being expressed throughout the county suggest that this situation goes beyond isolated disagreements.

I respectfully ask the Board of Commissioners to:

• Closely examine the reassessment process and methodology used
• Ensure factual errors are corrected promptly
• Provide meaningful assistance and transparency for citizens seeking appeals
• Consider the disproportionate burden being placed on elderly and fixed-income residents
• Evaluate whether the current assessments truly reflect fair market value in our local market

I believe our citizens deserve a process that is accurate, transparent, and equitable.

Thank you for your time, your service to Pamlico County, and your consideration of these concerns.

Respectfully,
Suzanne Gwaltney
Owner/Broker
CENTURY 21 Sail/Loft Realty
Oriental, NC
May 9, 2026

Butch Rasmussen writes in with information on the Property Tax Relief form with exclusions for the Elderly or Disabled, Disabled Veterans, and the Circuit Breaker Tax Deferment.

 Many Pamlico County residents may not be aware that North Carolina offers several forms of property tax relief for qualifying homeowners. With property values and tax bills being a concern for many families, this is important information that deserves wider attention.

According to the North Carolina Application for Property Tax Relief, Form AV-9, Web, 5-25, qualifying residents may be eligible for one of three programs: the Elderly or Disabled Exclusion, the Disabled Veteran Exclusion, or the Circuit Breaker Property Tax Deferment Program. Each program has different requirements, and a property owner may receive benefits from only one of these programs.

The Elderly or Disabled Exclusion may apply to a homeowner who is at least 65 years old or totally and permanently disabled. The form states that, for the 2026 tax year, the income eligibility limit is $38,800. This program excludes the greater of the first $25,000 or 50% of the appraised value of the permanent residence of a qualifying owner.

The Disabled Veteran Exclusion may apply to a disabled veteran, or in some cases the unmarried surviving spouse of a disabled veteran or certain service members. The form states that this program excludes up to the first $45,000 of the appraised value of the permanent residence.

The Circuit Breaker Property Tax Deferment Program may also be available for qualifying homeowners who are at least 65 years old or totally and permanently disabled. The form gives the lower income eligibility limit for the 2026 tax year as $38,800 and also sets an upper limit based on that lower limit. For owners whose income does not exceed the lower limit, taxes may be limited to 4% of income. For owners whose income exceeds the lower limit but does not exceed 150% of that amount, the form lists the upper limit as $58,200, and taxes may be limited to 5% of income.

Residents should read the Circuit Breaker section carefully, because this program does not permanently eliminate taxes. Instead, taxes above the limitation amount are deferred and remain a lien on the property. The form explains that deferred taxes may become due later under certain circumstances.

The application deadline shown on Form AV-9 is June 1 in order to be timely filed. The form also makes clear that applications should be submitted to the county tax assessor where the property is located.

This is the kind of information that can make a real difference for seniors, disabled residents, veterans, surviving spouses, and families living on fixed incomes. I encourage residents to review Form AV-9, contact the Pamlico County Tax Office, and ask whether they may qualify. A few minutes spent checking eligibility could result in meaningful property tax relief.

Respectfully,
Butch Rasmussen
Oriental, NC
May 11, 2026

• Tax Relief Form AV-9