Reappraisal is Conducted Every Four Years

Reappraisal of property for tax purposes is required on a periodic basis to maintain appraisals at market value and to ensure equity of appraisals throughout the jurisdiction. Every county in Tennessee operates on either a four-, five-, or six-year cycle of reappraisal. Davidson County is on a four-year plan.

The four-year cycle consists of three years of comprehensive on-site reviews of every parcel in the county, followed by revaluation of all property in the fourth year. During each of these first three years, approximately 1/3 of the parcels in the county are inspected annually for changes to the land or buildings. Quarterly progress reports are provided to the State of Tennessee Division of Property Assessments, which monitors the results of the on-site review process.

Ensuring Equity of Appraisals

During the fourth and final year of the cycle, a thorough analysis of the current real estate market is used to establish new land and building values. This is an exhaustive process that establishes the factors, tables, and base rates that will be used to value real property for the next four years. The changes in value are then applied to each property in the county, and all property owners are notified of the new appraisal amount.

In addition, during this fourth year, a complete plan of reappraisal for the next four-year period is developed and submitted for approval. This plan includes budgetary considerations for personnel, equipment and the territorial division of the county for the following three years of field review. The cycle then begins all over again.

Simple diagram of 4 year reappraisal cycle.

Davidson County Reappraisal Cycle

Year 1

  • Field review of 1/3 of all properties in the county and updating records.

Year 2

  • Field review of 1/3 of all properties in the county and updating records.

Year 3

  • Field review of 1/3 of all properties in the county and updating records.
  • 100% of review complete at the end of the year.

Year 4

  • Revaluation of all property, to include establishing new land and building values, based on the current real estate market.
  • Reappraisal Years: 2001, 2005, 2009, 2013, 2017, 2021
  • Metro Council must develop Certified Tax Rate based on new values. Reappraisal plan for the next 4 years is developed and submitted to the State Board of Equalization.

After the end of Year 4, the cycle will begin again at Year 1.