Only one homeowner out of six in Forsyth County will see a drop in their home value when they get their revaluation notices this week.
Although the map of value changes since Jan. 1, 2005, resembles the spilled pieces of a kaleidoscope, some patterns stand out. Suburban areas tended to see higher appreciations in value than areas closer in to the center of Winston-Salem.
What the numbers show, said Pete Rodda, the county's tax assessor, is that the time was ripe for revaluation despite the worrisome economy. The change in values from 2005 was not uniform and constant, Rodda said. That means that had revaluation not gone into effect, the tax burden on residents would have become increasingly unfair.
"The tax office recognizes the challenging economic times that we are in," Rodda said. "But if we didn't do revaluation, certain properties would enjoy a tax advantage over others."
Of course, the amount of tax that people pay will depend on the tax rate set by commissioners, and that won't happen until May or June. In a typical revaluation year, county commissioners often drop the tax rate because of the higher property valuations.
Rodda said that his office found that 26,004 properties -- about 17 percent of the total -- declined in value from 2005 to 2009. A larger group of 59,757 properties, or about 40 percent of the total, had value increases of less than 10 percent. Values rose from 10 percent to 20 percent for 40,201 houses representing about 27 percent of the houses.
Then there were the houses where values increased at still higher rates.
Rodda said that 23,220 properties -- about 16 percent of the total -- increased in value by more than 20 percent.
Rodda's report on 2009 values is available online at www.co.forsyth.nc.us/Documents/reval_comr.pdf.
Rodda's map of values by neighborhoods shows that values have changed at different rates all over the county, but broad patterns can be seen:
□ The neighborhoods where property values declined since 2005 were mostly in the eastern and southern parts of Winston-Salem.
□ Most residential areas in Winston-Salem had value increases of less than 20 percent, with many areas showing an increase of less than 10 percent.
□ The outer fringes of the county had the largest areas with value increases of more than 30 percent. These included an area west of Lewisville and to the northeast of Kernersville.
□ There were isolated areas with value increases of more than 40 percent, but one larger area in that category to the southeast of Kernersville.
Rodda's figures show that in general, higher-priced homes increased in value more than lower-priced ones did between 2004 and 2008. The more expensive the house, the more the value went up.
For instance, based on sales, houses in the $150,000 to $200,000 price range went up 8 percent overall, while houses in the $350,000 to $400,000 range went up 11 percent overall. But Rodda cautions that people can't compare those overall values to the ones they receive, because "every property stands on its own."
Meanwhile, houses worth less than $100,000 had an overall decline in value, Rodda's figures show.
Improved commercial property increased 14 percent overall, and apartment values increased by about 20 percent based on sales.
Commissioner Walter Marshall, who proposed postponing revaluation, still believes his position was right.
"The fact is that people are losing homes and things are grim for everybody," he said.
Dave Plyler, the chairman of the county board of commissioners, said he thinks that more people than usual will challenge their values. But he added that the valuation "is going to be as fair as possible under the circumstances."
■ Wesley Young can be reached at 727-7369 or at wyoung@wsjournal.com,
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