AppealDesk

Union County Property Tax Appeal, North Carolina

Travis BunnTravis Bunn·Updated July 24, 2026

Union County is located in south-central North Carolina with Monroe as its county seat. With a 2026 population estimated at 271,644, it is the 8th largest county in North Carolina and part of the rapidly growing Charlotte metropolitan area. The median home value in Union County is $277,400, significantly higher than the North Carolina state median. The county's effective property tax rate of 0.72% is below both the state median of 0.81% and the national median of 1.02%, resulting in a median annual tax bill of $2,239, $161 below the state median and below the national median of $2,400.

Notable cities: Monroe, Indian Trail, Waxhaw, Stallings, Weddington, Wesley Chapel, Marvin

Median Home

$277,400

Tax Rate

0.72%

Annual Tax

$2,239

Population

271,644

On the typical Union County home, valued near $277,400 at the county’s effective tax rate of 0.72%, an over-assessment of even 10% means you are overpaying year after year until you appeal it. Here is how to find out if yours qualifies.

2026 Appeal Deadline: For 2027 tax year: Opens January 1, 2027 and closes when the Board of Equalization and Review adjourns (typically early May)

The appeal window for 2026 closed on May 6, 2026 when the Board of Equalization and Review adjourned. For 2027, appeals will be accepted from January 1, 2027 until the Board adjourns that session. Taxpayers are encouraged to file within 30 days of receiving their assessment notice to allow time for informal review before the formal Board hearing schedule fills up.

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How Union County Assesses Property

100%of market value

Assessed by: Union County Tax Administration Office

Assessment cycle: periodic reappraisal (every 4-8 years as required by state law)

Notices typically mailed: March (most recent reappraisal notices sent March 2025)

North Carolina assesses all real property at 100% of fair market value as of January 1 of the reappraisal year. Union County completed a general reappraisal in 2025 with an effective date of January 1, 2025. For example, if your home's market value is $277,400 (the Union County median), at North Carolina's 100% assessment ratio your assessed value would also be $277,400, resulting in approximately $1,997 in annual taxes at the county's effective rate of 0.72%.

The Appeal Process

Appeals are heard by the Board of Equalization and Review. You will be given a scheduled time to present your evidence to the five-member Board of Equalization and Review, made up of Union County citizens appointed to hear valuation disputes. You are not required to have an attorney, and you can present evidence and testimony supporting your opinion of value.

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Step 1: Request an informal review with the Assessment Division by calling 704-283-3746, visiting in person at 500 N. Main Street, Suite 236 in Monroe, or submitting a request online. This should be done within 30 days of receiving your assessment notice.

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Step 2: A staff appraiser will review your property details and any evidence you provide (comparable sales, appraisals, photos of condition issues) and issue an Informal Review Notice with their decision.

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Step 3: If you disagree with the informal review decision or did not request one, file a formal appeal using the 2026 Real Property Valuation Appeal Form before the Board of Equalization and Review adjourns (typically early May).

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Step 4: Your case will be scheduled for a hearing before the Board of Equalization and Review, a five-member board of Union County residents. You will present your evidence and testimony supporting your opinion of value. No attorney is required.

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Step 5: The Board will review the evidence and mail you a written Notice of Decision. If you disagree, you have 30 days to appeal to the North Carolina Property Tax Commission.

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Step 6: If you disagree with the Property Tax Commission's decision on a matter of law (not judgment of value), you may appeal to the North Carolina Court of Appeals, and ultimately to the NC Supreme Court as the final level of appeal.

Required form: 2026 Real Property Valuation Appeal Form (available on Union County Tax Administration website)

Filing Methods

online:Submit appeal form through the Union County Tax Administration website at https://www.unioncountync.gov/government/departments-r-z/taxes-property
mail:Mail completed appeal form to: Union County Tax Administration, PO Box 97, Monroe, NC 28111-0097
in-person:Deliver appeal form to: Union County Government Center, 500 N. Main Street, Suite 236, Monroe, NC 28112
phone:Request informal review by calling 704-283-3746 (recommended first step before formal appeal)

Evidence to Bring

Recent comparable sales (3-5 similar homes within a mile that sold near January 1, 2025)Independent fee appraisal dated near the valuation datePhotographs of property condition issues or deferred maintenanceRepair estimates for needed improvementsLetters from Environmental Health or licensed soil scientist regarding septic system limitationsDocumentation of property characteristics errors in the assessment record

Union County Assessor Contact

Union County Tax Administration Office

Website: https://www.unioncountync.gov/government/departments-r-z/taxes-property

Online Portal: https://property.spatialest.com/nc/union

Hours: Monday through Friday, 8:00 a.m. to 5:00 p.m.

Tax Exemptions in Union County

Elderly or Disabled Homestead Exclusion

The greater of $25,000 or 50% of the appraised value of the residence

Excludes a portion of the appraised value of the primary residence from taxation for qualifying elderly or disabled homeowners.

Eligibility: Must be age 65 or older OR totally and permanently disabled, a North Carolina resident, and have 2025 income not exceeding $38,800 annually (includes all household income if married)Deadline: June 1 annually (one-time application, continues as long as qualifications are maintained)

Disabled Veteran Exclusion

$45,000 exclusion from appraised value

Excludes the first $45,000 of assessed real property value from taxation for qualifying disabled veterans or their unmarried surviving spouses.

Eligibility: Honorably discharged veteran with 100% permanent total disability that is service-connected, or who receives benefits for specially adapted housing. Also applies to unmarried surviving spouses of veterans or service members killed in action. No income limit.Deadline: June 1 (file Form NCDVA-9 certification through Veterans Service Office and Form AV-9 with county)

Circuit Breaker Property Tax Deferment

Taxes capped at 4% of income (if income under $38,800) or 5% of income (if income $38,801-$58,200)

Caps annual property taxes at a percentage of household income for qualifying elderly or disabled homeowners. Deferred taxes accumulate as a lien with 6% annual interest, payable when property is sold or no longer qualifies.

Eligibility: Must be age 65 or older OR totally and permanently disabled, have owned and occupied the residence for the previous five years, and meet income limitsDeadline: June 1 annually (must reapply each year using Form AV-9)

Present Use Value (Agricultural)

Varies based on land use value versus market value differential

Assesses qualifying agricultural, horticultural, or forestry land at its use value rather than market value, typically resulting in a significant tax reduction.

Eligibility: Property owners who use their land to produce an agricultural, horticultural, or forestry commodity and meet statutory requirementsDeadline: Contact Tax Administration Office at 704-283-3746 for application requirements (Form AV-5)

Union County Appeal Packet · $49

Comparable sales evidence, county-specific filing guide, and professional cover letter. Enter your address to get started.

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Union County for 2027?
The appeal window for the 2027 tax year opens on January 1, 2027 and closes when the Board of Equalization and Review adjourns their session, typically in early May. The 2026 appeal window closed on May 6, 2026. It is strongly recommended that you file as early in the window as possible, ideally January through early spring, to give yourself adequate time for an informal review before the formal Board hearing schedule fills up. All appeals must be received electronically or postmarked by the adjournment date to be considered timely.
How do I file a property tax appeal in Union County online?
Start by requesting an informal review with the Assessment Division, which you can do online, by calling 704-283-3746, or visiting in person. If you are not satisfied with the informal review result, file a formal appeal using the 2026 Real Property Valuation Appeal Form available on the Union County Tax Administration website at www.unioncountync.gov/government/departments-r-z/taxes-property. The completed form can be submitted online through the county's system, by mail to PO Box 97, Monroe, NC 28111-0097, or in person at 500 N. Main Street, Suite 236 in Monroe.
What is the homestead exemption worth in Union County?
Union County follows North Carolina's statewide Elderly or Disabled Homestead Exclusion program, which excludes the greater of $25,000 or 50% of the appraised value of your residence from taxation. To qualify, you must be age 65 or older or totally and permanently disabled, be a North Carolina resident, and have 2025 income not exceeding $38,800 annually. For a home valued at $277,400 (Union County's median), the 50% exclusion would be $138,700, saving approximately $998 annually at the county's 0.72% effective tax rate. You must file Form AV-9 with the Union County Tax Assessor by June 1, but it's a one-time application that continues as long as you remain eligible.
What happens at a Board of Equalization and Review hearing in Union County?
You will be scheduled for a specific time to appear before the five-member Board of Equalization and Review, which is made up of Union County residents appointed to hear property valuation disputes. During the hearing, you will present evidence and testimony supporting your opinion of value, such as comparable sales, appraisals, photographs, or documentation of assessment errors. The county's assessment staff will also present their case for the current valuation. You are not required to have an attorney representing you. After reviewing all evidence from both sides, the Board will mail you a written Notice of Decision. If you disagree with their decision, you have 30 days to appeal to the North Carolina Property Tax Commission.
How much can I save by appealing my property taxes in Union County?
The amount you can save depends on how much your property is over-assessed. On a typical Union County home valued at $277,400 with the county's 0.72% effective tax rate, even a 10% over-assessment means you are overpaying approximately $200 annually. If your home is assessed at $305,000 but comparable sales support a value of $277,400, successfully appealing could save you $198 per year. Property tax bills in Union County vary from $1,509 at the 25th percentile to $3,094 at the 75th percentile, meaning over-assessments on higher-value homes can cost homeowners thousands of dollars annually until corrected through the appeal process.
What evidence do I need for a Union County property tax appeal?
According to North Carolina General Statutes, the property owner has the burden of proving the property is incorrectly valued. Strong evidence includes three to five recent comparable sales of similar homes within approximately one mile of your property that sold on or near the January 1, 2025 valuation date. You should also provide a recent independent fee appraisal if available, photographs documenting any condition issues or deferred maintenance, repair estimates for needed improvements, and documentation of any errors in the property characteristics used in the assessment record (such as incorrect square footage, lot size, or features). Letters from Union County Environmental Health Division or a licensed soil scientist regarding septic system limitations can also be valuable supporting evidence.
Can I appeal my Union County property taxes if I missed the 2026 deadline?
If you missed the May 6, 2026 adjournment deadline for 2026 tax year appeals, you will need to wait for the 2027 appeal window, which opens January 1, 2027 and closes when the Board of Equalization and Review adjourns that session (typically early May 2027). North Carolina law does allow late applications upon a showing of good cause for failure to file timely, which may be approved by the Department of Revenue, the Board of Equalization and Review, or the Board of County Commissioners. However, an untimely application approved under this provision applies only to property taxes levied in the calendar year in which the untimely application is filed. Contact the Union County Tax Administration Office at 704-283-3746 to discuss your specific situation.
Does Union County assess property at 100% of market value?
Yes, North Carolina law requires that all real property be assessed at 100% of fair market value as of January 1 of the reappraisal year. Union County completed its most recent general reappraisal in 2025 with an effective date of January 1, 2025. This means there is no assessment ratio discount, your assessed value equals your property's full market value. For example, if your home's market value is $277,400 (the Union County median), your assessed value for tax purposes is also $277,400, not a percentage of that amount. This full-value assessment is then multiplied by the combined tax rate (county, municipal, and any special districts) to calculate your annual property tax bill.

Official Resources

Union County Tax Administration Office →

Official Union County page with information on assessments, appeals, collections, exemptions, and contact details.

Union County Property Search Portal →

Search for property records, assessed values, tax bills, and comparable sales to support your appeal.

NC Department of Revenue - Property Tax Forms →

Download Form AV-9 for tax relief applications (Elderly/Disabled Exclusion, Disabled Veteran Exclusion, Circuit Breaker Deferment) and other state property tax forms.

Union County Property Reappraisal Information →

Detailed information about Union County's reappraisal process, timeline, methodology, and notification procedures.

For state-wide appeal information including North Carolina's assessment ratio and deadlines, see our North Carolina Property Tax Appeal Guide →

Considering professional help with your appeal? Compare pricing, coverage, and pros/cons in our Best Property Tax Appeal Services (2026) or browse side-by-side service comparisons →

More North Carolina Counties

Buncombe County (Asheville)Cumberland County (Fayetteville)Durham County (Durham)Forsyth County (Winston-Salem)Gaston County (Gastonia)Guilford County (Greensboro)
← All North Carolina property tax appeal info

Sources: https://www.unioncountync.gov/government/departments-r-z/taxes-property | https://www.unioncountync.gov/government/departments-r-z/taxes-property/property-reappraisal/notification-and-appeal-process | https://www.appealdesk.com/appeals/north-carolina/union | https://www.ownwell.com/trends/north-carolina/union-county | https://honestcasa.com/taxes/north-carolina/union-property-tax-guide | https://propertytaxrates.org/exemptions/north-carolina/ | https://worldpopulationreview.com/us-counties/north-carolina/union-county

Last verified: 2026-07-24