Property Tax Reassessment 2025

If you own a home in Charleston County — whether it’s in Mount Pleasant, West Ashley, James Island, or Downtown — you’ve probably heard that Charleston County property taxes are being reassessed in 2025. Reassessments happen every five years across South Carolina, and this year, property owners will see new values on their tax bills. Here’s a breakdown of what’s happening, what it means for your taxes, and how to dispute property taxes in Charleston if you think your assessment is wrong.

What Is a Property Tax Reassessment?

By state law, counties in South Carolina must reassess property values every five years. The goal is to make sure that taxes are based on up-to-date market values. With Charleston’s booming real estate market, reassessments are especially important to keep the tax burden fair.

In Charleston County, reassessments are handled by the Assessor’s Office. Properties are valued using local sales data, income potential (for rentals and commercial properties), and market trends.

How Have Property Values Changed Since the Last Reassessment?

Property values have risen significantly. In 2020, the median home price in Charleston County was about $415,000. Now, that number had jumped to roughly $710,000 — a 71% increase. Many neighborhoods, especially in Mount Pleasant, Daniel Island, and the Charleston peninsula, saw even steeper gains.

Will My Property Taxes Go Up in 2025?

Not necessarily. Here’s why:

• The 15% Cap – South Carolina law caps increases in taxable value at 15% over five years for most properties. That means your tax bill won’t jump 60–70% just because home prices did.
• Primary Residences vs. Investment Properties – For owner-occupied homes, the increase typically translates to an additional $50–$100 in taxes per $100,000 of home value. For second homes and investment properties, it can be $200–$300 per $100,000.
• Exceptions – The cap doesn’t apply if you bought your home in 2024, built a new house, or made major additions. Those properties will be assessed at full market value.

How to Dispute Property Taxes in Charleston

Think your reassessed value is too high? You have the right to appeal. Here’s the process:

1. File an Objection – You’ll get a form with your reassessment notice. Submit it in writing to the Assessor’s Office.
2. Protest if Needed – If your objection isn’t resolved, you can file a formal protest and receive a written decision.
3. Appeal to the Board – Still disagree? Take it to the Charleston County Board of Assessment Appeals.

⚠️ Deadlines matter — the objection deadline will be printed on your reassessment notice, and missing it means losing your right to appeal for 2025.

Where to Get Help and More Information

• Charleston County Assessor’s Office – Visit CharlestonCounty.gov for forms and FAQs.
• Reassessment Hotline – Call (843) 958-4144 with questions.
• Local Realtors and Tax Advisors – If you want a second opinion on whether your assessed value is fair, shoot me an email and I can help.  bill@livinginchs.com

Final Thoughts

The 2025 Charleston County property tax reassessment doesn’t mean massive tax hikes for everyone. Thanks to the 15% cap, most homeowners will see manageable increases. But if you believe your property has been overvalued, knowing how to dispute property taxes in Charleston can save you money.

Whether you live on James Island, North Charleston, or are concerned about Mount Pleasant property taxes, staying informed ensures you’re not paying more than your fair share.

Since values have risen 70% and the reassessment can only go up 15%, those of you who have owned your home for awhile will have a large gap between taxable value and fair market value.  If you want to know how big of a gap that is, let me know and I'll run a report for you!  FIND MY VALUE