Forsyth County's 55% Tax Revaluation Hit the Piedmont Triad Hard — and Guilford County Is Next (2026 Guide)

Forsyth County's 2025 property tax revaluation landed like a shockwave across Winston-Salem and the surrounding Piedmont Triad communities. Property values surged 55% on average — but that headline number understates the reality for most homeowners. Residential properties specifically climbed 60% on average, and the median-valued home in Forsyth County saw a staggering 72% increase in assessed value. Some homeowners opened their revaluation notices to find assessments that had tripled. At least one family reported an increase of roughly 600%.

For a Winston-Salem homeowner whose assessed value jumped from $165,000 to $270,000, the math is immediate and unforgiving. Even after the county dropped its tax rate from 67.78 cents to 53.52 cents per $100, and the city cut its rate from 72.5 cents to 56.7 cents, the combined annual tax bill on that property went from roughly $2,317 to approximately $2,976 — a $659 increase that hits every single year going forward. And that is for a home right at the county median. Homeowners whose properties increased more than the average — which, by definition, roughly half of them did — face even steeper increases.

This guide covers exactly what happened in Forsyth County, why Guilford County homeowners in Greensboro and High Point should prepare for a similar shock in 2026, how to appeal your assessment, and the financial math behind a decision that thousands of Piedmont Triad homeowners are now weighing: whether it makes more sense to sell before the next revaluation cycle compounds the damage.

What Happened in Forsyth County's 2025 Revaluation

North Carolina law requires counties to revalue all real property at least every eight years, but allows more frequent cycles. Forsyth County has operated on a four-year revaluation schedule since 1988 — a practice that is supposed to soften the blow by preventing years of accumulated growth from landing in a single reassessment. But even with the four-year cycle, the 2025 numbers were historic.

Between the 2021 and 2025 revaluations, the Piedmont Triad housing market was reshaped by pandemic-era migration, remote work flexibility, and sustained demand from buyers priced out of Charlotte and the Triangle. Winston-Salem's median sale price rose from roughly $190,000 in early 2021 to $275,000 by mid-2025 — a gain of nearly 45% in just four years. But because tax assessments capture total market movement in a single adjustment, many homeowners experienced increases far steeper than the headline averages.

The Numbers That Matter

• 55% overall average increase: Across all property types — residential, commercial, industrial, and vacant land — Forsyth County values rose 55% on average. This is the countywide figure that includes lower-growth commercial properties pulling the average down.
• 60% average for residential properties: When you isolate homes from commercial and industrial property, the average residential increase was 60%. This means homeowners absorbed a disproportionately larger share of the revaluation.
• 72% spike for the median home: The median-valued home in Forsyth County saw a 72% increase in assessed value — significantly higher than both the overall and residential averages. This is the number that matters most for typical homeowners.
• Extreme outliers at 300-600%: Some properties — particularly those that had been under-assessed in prior cycles or that sit on land that changed in zoning or development potential — saw increases of 300% or more. Two brothers in the county reported a roughly 600% increase on their property, a figure that made regional headlines.
• Commercial and industrial lagged: Commercial and industrial properties grew less than 40% on average, creating a structural shift in the tax burden. Even if the county had adopted the exact revenue-neutral rate, residential homeowners would pay a larger share of total property taxes than they did in the prior cycle — because their properties appreciated faster than commercial ones.

Revenue-Neutral vs. What Was Actually Adopted

The revenue-neutral rate is the tax rate that would generate the same total revenue as the prior year, adjusted for new construction. It is not a cap, a ceiling, or a protection for individual homeowners — it is a baseline calculation required by state law.

Forsyth County's revenue-neutral rate for 2025 was 49.04 cents per $100 of assessed value. The county commissioners adopted a rate of 53.52 cents — 4.48 cents above revenue neutral. On the median Forsyth home value of $269,700, that 4.48-cent gap translates to $120.83 per year above what the county needed to maintain existing revenue. That may sound modest, but it comes on top of the assessment increase, not instead of it.

Here is how the combined effect plays out. Consider a Forsyth County home (outside city limits) that was assessed at $175,000 in the 2021 cycle at the old rate of 67.78 cents:

• Old tax bill: $175,000 x 0.006778 = $1,186/year
• New assessed value (72% increase): $301,000
• New tax bill at revenue-neutral rate (49.04 cents): $301,000 x 0.004904 = $1,476/year
• New tax bill at adopted rate (53.52 cents): $301,000 x 0.005352 = $1,611/year
• Total annual increase: $425 per year above the old bill — a 35.8% jump in the actual tax payment

For homeowners within Winston-Salem city limits who also pay the city rate, the increase is compounded. We break down those combined rates in the tax rate section below.

Guilford County's 2026 Reappraisal: Why It Was Triggered Early

If you live in Greensboro, High Point, or anywhere in Guilford County, you are next. And the revaluation is arriving a year ahead of schedule.

Guilford County's 2026 reappraisal was triggered early because a mandated state review found that 10,580 Guilford County properties were valued at just 80.14% of their actual sales prices in 2022. Under North Carolina law, when assessed values deviate 15% or more from actual market prices, an early revaluation is required. The gap between Guilford's assessed values and real-world sales prices had grown too large to ignore — properties were being taxed on values substantially below what they were actually selling for.

What to Expect: 48% Average Increase

The Guilford County Tax Department has already released preliminary projections. Property values are expected to rise approximately 48% on average, with residential homes potentially climbing closer to 50%. These numbers align with what other North Carolina counties have experienced in recent revaluation cycles — the 18 counties that revalued effective January 1, 2025, saw an average increase of roughly 61%.

For Greensboro homeowners who already carry a combined city-and-county tax rate of approximately $1.4030 per $100 of assessed value (Guilford County at 73.05 cents plus City of Greensboro at 67.25 cents), a 48% assessment increase on a $220,000 home would raise the assessed value to approximately $325,600. At the current combined rate — and Guilford County has historically not lowered its rate to revenue-neutral after revaluations — the annual tax bill would jump from $3,087 to $4,568, an increase of $1,481 per year.

Guilford County's History of Not Going Revenue-Neutral

This is a critical point for Greensboro and High Point homeowners to understand. After the 2022 revaluation, the Guilford County Board of Commissioners did not lower the tax rate to the revenue-neutral level. They held the rate at 73.05 cents per $100, which brought in an estimated $92 million per year in additional revenue without a formal rate increase. The higher property values, combined with an unchanged rate, generated the additional revenue automatically.

If the same approach is taken after the 2026 revaluation — higher values plus unchanged rates — the result will be significantly larger tax bills for Guilford County homeowners. Residents have already begun voicing concerns at county commissioner meetings. Guilford County resident Inga Koujak told commissioners that higher taxes after the 2026 revaluation would make it more difficult for people to afford housing in the county.

Tax Rate Breakdown: Winston-Salem, Greensboro, and High Point

Property taxes in the Piedmont Triad are set by multiple overlapping jurisdictions — county, city, and sometimes special fire or service districts. Understanding the combined rate that applies to your property is essential for calculating your actual tax bill.

Note: Rates shown are per $100 of assessed value. Tax amounts based on $270,000 assessed value (approximate Forsyth County median). Greensboro and High Point are in Guilford County, where the 2026 revaluation has not yet taken effect — their tax amounts will change significantly once new assessments are applied. Actual bills may vary with fire district or special service district surcharges.

Forsyth County Tax Rate History

Looking at Forsyth County's rate changes across revaluation cycles reveals the pattern: rates drop at each revaluation as assessed values rise, but they rarely drop all the way to revenue-neutral, and the net effect on your tax bill is almost always an increase.

The pattern is clear. The rate drops at each revaluation, but your bill still goes up because the assessment increase far outpaces the rate decrease. And in the years between revaluations, the rate tends to hold steady or creep upward while your assessment remains fixed — creating the illusion of stability that is shattered at the next revaluation.

How to Appeal Your Forsyth or Guilford County Assessment

If your 2025 Forsyth County assessment or upcoming 2026 Guilford County assessment appears to exceed your property's actual market value, you have the legal right to challenge it. More than 10,000 Forsyth County property owners — roughly 6% of all revalued properties — filed appeals after the 2025 revaluation. That is slightly above the 5.2% average for the past seven reassessments dating back to 1997, according to interim tax collector Michael Pollock.

Forsyth County Appeal Process

1. Informal appeal (first step): File within 30 days of receiving your revaluation notice. Download the form from the Forsyth County Tax Administration website, request one by mail, or file online. Present comparable sales data and documentation of any property condition issues that reduce your home's value below the assessed amount.
2. Formal appeal to the Board of Equalization and Review: If the informal appeal does not resolve your concern, file a formal appeal by June 30, 2025, or within 15 days of your last value notice, whichever is later. Most hearing dates were scheduled in the fall of 2025. The Board has the final say, although owners and county appraisers can settle on a figure before the hearing.
3. NC Property Tax Commission: If the Board's decision is unsatisfactory, appeal to the North Carolina Property Tax Commission, which hears sworn testimony.
4. State courts: The NC Court of Appeals and NC Supreme Court hear further appeals beyond the Property Tax Commission.

Guilford County Appeal Process (2026 Revaluation)

1. Informal appeal: After receiving your February 2026 revaluation notice, contact the Guilford County Tax Department to request an informal review. Present comparable sales, photos, and documentation of property condition issues.
2. Formal appeal: File a formal appeal by May 15, 2026. The Guilford County Board of Equalization and Review typically begins hearing cases in April.
3. NC Property Tax Commission and state courts: Same escalation path as Forsyth County.

Evidence That Strengthens Your Appeal

The burden of proof falls on you — the property owner — to demonstrate that the assessed value substantially exceeds fair market value or that the county used an illegal or arbitrary assessment method. Here is what works:

• Comparable sales: Pull 3-5 recent sales of similar properties within a half-mile that closed below your assessed value per square foot. Focus on properties similar in size, age, condition, and lot characteristics. The Forsyth County Tax Administration website provides a property search tool.
• Fee appraisals: An independent appraisal from a licensed appraiser carries significant weight. For Forsyth County appeals, the appraisal must have an effective date between January 1, 2021, and January 1, 2025. Cost: $350-$500 in the Triad.
• Property condition documentation: Photos and repair estimates for foundation issues, roof damage, outdated HVAC, water intrusion, termite damage, or any deferred maintenance that reduces market value. If you need more context on how foundation problems affect value, see our guide on foundation issues and home values in NC.
• Land value challenges: If your lot is being assessed at development prices but has topographical, access, or zoning constraints that limit its development potential, document these limitations.
• Neighborhood negatives: Proximity to commercial activity, railroad tracks, power transmission lines, or flood-prone areas that comparable properties may not share.

The Math: When Rising Taxes Make Selling the Smart Move

For many Piedmont Triad homeowners — particularly retirees on fixed incomes, long-term residents who purchased before the pandemic, or those already stretched by mortgage payments — the question is no longer whether costs are rising. They are. The question is whether those annual cost increases are now outpacing equity growth, making it financially rational to sell rather than continue holding.

The Cost Side: Taxes + Insurance + Maintenance

Property taxes are not rising in isolation. North Carolina homeowner insurance premiums have been increasing at approximately 9% per year, driven by severe weather exposure, reinsurance costs, and inflation in building materials. When you add the state's 4.5% income tax rate — which reduces the net benefit of any equity gains — the financial picture for Triad homeowners gets progressively tighter. Here is what the combined annual holding cost looks like for a typical Winston-Salem home at the new median assessed value of $270,000:

• Property taxes (combined county + city): $2,976/year at the new rates
• Homeowner insurance: $1,800-$2,200/year and rising ~9% annually
• Maintenance (1% of value): $2,700/year
• Total annual holding cost: $7,476-$7,876/year, growing 5-7% annually from combined tax and insurance increases

The Equity Side: What Your Home Is Actually Earning

The Piedmont Triad market is stabilizing after years of rapid appreciation. As of December 2025, Winston-Salem's median sale price was $269,000 — down 2.2% year-over-year — while Greensboro's median was $289,000, up 5.5%. Days on market have increased in both cities, suggesting a shift toward a more balanced market where sellers no longer set terms unilaterally.

On a $270,000 Winston-Salem home with flat-to-modest appreciation of 2-3% per year, annual equity gain is roughly $5,400-$8,100. If your holding costs are $7,500 and rising 6% annually, your net annual return is razor-thin — and could turn negative within two to three years, particularly if Forsyth County's next revaluation (projected for 2029) delivers another increase or if the county raises rates between revaluations.

The Greensboro Problem: Higher Rates Compound Faster

Greensboro homeowners in Guilford County face an even more challenging calculation. With a combined tax rate of $1.4030 per $100 — roughly 27% higher than Winston-Salem's combined rate — the property tax burden on a $290,000 Greensboro home is approximately $4,069 per year. When the 2026 revaluation pushes that assessed value to approximately $429,000 (a 48% increase), and if Guilford County once again holds the rate steady rather than dropping to revenue-neutral, the annual tax bill could reach $6,019 — an increase of $1,950 per year.

That is an additional $162.50 per month that comes out of fixed incomes, retirement savings, or family budgets with no corresponding increase in the homeowner's income or quality of life. For homeowners already weighing whether to sell, the 2026 Guilford revaluation adds urgency: the window to sell before higher assessments compress buyer affordability is closing.

When Selling Makes Financial Sense

Based on the holding cost analysis above, selling before the next revaluation cycle is strongest for homeowners who meet any of the following criteria:

• Your Forsyth County property increased more than 60% in the 2025 revaluation — above the residential average
• You own property in Guilford County and want to sell before the 2026 reappraisal hits buyer affordability
• Your household income is fixed or has not kept pace with the 35%+ increase in your annual tax bill
• Your home requires $10,000+ in deferred maintenance that you are not positioned to invest
• You are already behind on property taxes, even by one billing cycle
• Your escrow account is requiring supplemental payments to cover the revaluation increase
• You would rather capture current equity while Triad prices remain near recent highs than gamble on continued appreciation in a flattening market

Why Cash Sales Work in a Tax-Shocked Market

The 2025 Forsyth County revaluation and the upcoming 2026 Guilford County reappraisal have created a specific problem for traditional home sales in the Piedmont Triad: buyer affordability is being compressed from multiple directions simultaneously.

How Higher Taxes Reduce Traditional Offers

When a mortgage lender calculates a buyer's monthly payment, the tax escrow component is based on the current assessed value and tax rate. After revaluation, that escrow payment jumps. Consider a buyer pre-approved for a $1,900/month total payment (principal, interest, taxes, and insurance). Before the Forsyth County revaluation, the tax escrow on a $270,000 home at the old combined Winston-Salem rate ($1.4028/100) was approximately $316/month. After revaluation with the new combined rate ($1.1022/100) but a higher assessed value — say the home is now assessed at $270,000 up from $165,000 — the escrow is approximately $248/month. In this specific case, the rate drop offset the assessment increase for the buyer's escrow.

But here is the problem: many homeowners whose properties jumped 72% or more are now sitting on assessed values that exceed what the market will bear as a sale price. When the tax assessment is $300,000 but comparable sales support $270,000, the buyer's lender uses the assessed value for escrow purposes — inflating the buyer's monthly obligation and reducing their purchasing power. This disconnect between assessed value and market value is precisely why cash buyers, who ignore lender escrow calculations entirely, can offer more competitive terms.

For homeowners who need to sell quickly — whether due to tax delinquency, a job relocation, or simply the financial pressure of unsustainable holding costs — waiting months for a traditional buyer to materialize is a risk with a measurable dollar cost. Every month of holding a $270,000 Winston-Salem home costs approximately $620-$660 in combined taxes, insurance, and maintenance. A three-month delay is $1,860-$1,980 directly out of your equity.

Why Cash Buyers Operate on Different Math

Cash buyers — particularly Triad-based investors purchasing through a competitive marketplace like Propcash's investor marketplace — evaluate properties differently than financed buyers:

• No tax-based escrow constraints: Cash investors do not rely on lender calculations that penalize high-tax properties. They evaluate investment return, renovation potential, and rental yield independently.
• Faster closing: Without mortgage underwriting, appraisal contingencies, or lender-mandated repairs, cash sales close in as few as 14 days. In a market where every month costs $620+ in holding expenses, speed preserves equity.
• As-is condition: No repair demands, no inspection renegotiations, no deal falling through because a lender flags the property. This matters especially for older Triad homes that may need roof, HVAC, or foundation work.
• Tax liens resolved at closing: If you are behind on property taxes, the delinquent balance is paid from sale proceeds through the closing attorney. You do not need to come current before selling.

Competing Offers vs. a Single Lowball

The critical difference with a marketplace model is competition. When hundreds of Piedmont Triad investors compete for your property, the winning offer is driven by the investor who values it most — not by a single "we buy houses" operation counting on your urgency to accept 65-70% of value. Competition among investors pushes offers into the 80-89% range, preserving tens of thousands of dollars in equity that a single-buyer transaction would have left on the table. To understand how cash buyers calculate their offers, see our guide on how cash buyers determine pricing.

Tax Relief Programs for Triad Homeowners

North Carolina offers several relief programs that many Piedmont Triad homeowners either do not know about or have not applied for. These programs will not eliminate the revaluation increase, but they can meaningfully reduce the tax burden for qualifying property owners.

• Homestead Exclusion (Elderly/Disabled): Homeowners age 65 or older, or those who are totally and permanently disabled, can exclude $25,000 or 50% of their home's appraised value (whichever is greater) from property taxation. On a $270,000 home, this removes $135,000 from your taxable value. Income limits apply — currently the prior year's income must not exceed $36,700.
• Circuit Breaker Tax Deferment: Qualifying homeowners age 65+ can defer a portion of their property taxes until the home is sold or transferred. The deferred amount becomes a lien on the property. This is not forgiveness — it is a deferment — but it provides immediate cash flow relief for retirees whose property tax bills jumped sharply after revaluation.
• Disabled Veteran Exclusion: Veterans with a 100% permanent and total service-connected disability can exclude the first $45,000 of appraised value from property taxation. The Piedmont Triad has a significant veteran population, and this exclusion is underutilized among qualifying homeowners.

If you qualify for any of these programs and have not applied, contact Forsyth County Tax Administration at 336-703-2300 or Guilford County Tax Department at 336-641-3363 immediately. These exclusions apply prospectively — they do not reduce taxes already owed — so every month of delay costs you the full unexcluded rate. For a broader view of selling options available in the state, see our guide on the best ways to sell a house for cash in North Carolina.

Frequently Asked Questions

How much did Forsyth County property values increase in the 2025 revaluation?

Forsyth County's 2025 revaluation raised property values by 55% on average across all property types. Residential properties specifically increased by 60% on average, while commercial and industrial properties rose less than 40%. The median-valued home in Forsyth County saw a 72% spike in assessed value. Some properties saw increases of 300% or more, with at least one family reporting a roughly 600% increase. The revaluation covered four years of market appreciation — the last revaluation was in 2021 — compressing the entire pandemic-era housing boom into a single reassessment.

When is Guilford County's next property tax revaluation?

Guilford County's next revaluation takes effect in 2026, a year earlier than originally scheduled. The early revaluation was triggered because a mandated state review found that 10,580 Guilford County properties were valued at just 80.14% of their actual sales prices in 2022 — a gap that exceeded the 15% threshold required by state law. The Guilford County Tax Department predicts property values will rise approximately 48% on average, with homes potentially climbing closer to 50%. Revaluation notices will be mailed in February 2026, with an appeal deadline of May 15, 2026.

How do I appeal my Forsyth County property tax assessment?

Forsyth County uses a two-step appeal process. First, file an informal appeal within 30 days of receiving your revaluation notice — forms are available on the Forsyth County Tax Administration website, by mail, or online. If that does not resolve your concern, file a formal appeal with the Forsyth County Board of Equalization and Review by June 30 or within 15 days of your last value notice, whichever is later. You bear the burden of proving the assessed value exceeds fair market value. Supporting evidence should include comparable sales data, fee appraisals (with effective dates between January 1, 2021 and January 1, 2025), photographs, and documentation of any property condition issues. If still unsatisfied after the Board's ruling, you can appeal to the NC Property Tax Commission and ultimately the state courts.

What is the current property tax rate in Winston-Salem?

For fiscal year 2025-26, Winston-Salem's city property tax rate is 56.70 cents per $100 of assessed value — a 15.8-cent decrease from the prior rate of 72.5 cents, driven by the countywide revaluation. Combined with the Forsyth County rate of 53.52 cents per $100, a homeowner within Winston-Salem city limits pays a combined rate of approximately $1.1022 per $100. The city's revenue-neutral rate was 52.66 cents, meaning the adopted rate is 4.04 cents (7.6%) above what was needed to maintain existing revenue. Part of this above-neutral amount funds the city's transit system, which lost $27 million in federal pandemic funding.

Can I sell my Piedmont Triad house if property taxes are making it unaffordable?

Yes. You can sell your home at any time, including if you are behind on property taxes. Delinquent taxes, penalties, and interest are paid from the sale proceeds at closing through the closing attorney — you do not need to come current before listing or accepting an offer. Cash buyers in the Piedmont Triad regularly purchase properties with outstanding tax balances and can close in as few as 14 days. For homeowners whose holding costs now exceed their equity growth rate due to the revaluation, selling may be the most financially rational decision — particularly before Guilford County's 2026 revaluation further compresses buyer affordability across the region. To explore your options, you can request competing cash offers with no obligation.

Disclaimer: This article is for informational purposes only and does not constitute legal, tax, or financial advice. Property tax laws, revaluation procedures, and relief programs vary by county and may change. Consult with a North Carolina real estate attorney, tax professional, or the Forsyth County or Guilford County Tax Administration office for advice specific to your situation. North Carolina property tax law is governed by the NC Machinery Act (N.C.G.S. Chapter 105). Tax rates and assessed values referenced in this article are based on publicly available data as of the publication date and may have been subsequently adjusted.