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Why Are Reappraisals Necessary?
Reappraisals keep our property tax system fair. It’s that simple. The State of Tennessee requires the Madison County Assessor to conduct mass reappraisals every four to six years. Reappraisals allow the Assessor to adjust property values so that every property in Madison County is appraised at 100% fair market value. January 1 of each Reappraisal year is the only day property is appraised at 100% of fair Market Value

This year 2014 was the Reappraisal year for Madison County. Assessment Change Notices were mailed during the month of April and many notices were returned due to expired forwarding orders, no forwarding orders, vacant properties, etc. If you have moved in the last 2-3 years;

Download and Print and Fill-out the
and Mail, Fax or E-mail it to this office.

Reappraisal eliminates inequities that are created over time by changes in the real estate market, ensuring fairness and equity for all property owners. Over time, a property’s fair market value can increase or decrease. If the Assessor’s record of a property’s fair market value does not change with the market, some people could pay too much in property taxes, while others could pay too little.

For more information, please contact the Assessor's Office at (731) 423-6063.

Assessor's Staff Responsibilities
Between reappraisal cycles, the Assessor's staff:
  • Visually inspects all property in Madison County so that the Assessor’s assessment records reflect each property’s actual characteristics, such as:
    • Square footage
    • Story height
    • Exterior wall type
    • Garage, carport, and detached buildings
  • Verifies all property deed transfers as they occur in the market place. Appraisers verify each sale in order to ensure it is an arm’s-length transaction. These qualified sales are recorded in a sales file to compare to properties of similar size, age, location, and description to help establish fair and equitable property values.

State Law Protects Property Owners During Reappraisal Years
State law also protects property owners from paying more than their fair share of property tax because a reappraisal has occurred. It provides for adjusting the tax rate to a level that would bring in the same amount of revenue as before reappraisal, excluding new construction.

EXAMPLE:  Before the 2010 reappraisal the tax rate for Madison County was 2.31% after reappraisal the rate was lowered to 2.15%. Also, the tax rate for the City of Jackson was 2.10% and was lowered to 1.97%

This is called the certified tax rate, and it prevents local governments from experiencing a financial windfall in reappraisal years at the expense of property owners.

2016 Tax Rates: Madison County 2.15%; City of Jackson 1.9619%

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A Great American Community 100 East Main Jackson, TN 38301 (731) 423-6020