UPDATED: How Sussex County’s 2025 Reassessment Affects Property Values—and What Real Estate Pros (and Homeowners) Need to Know
Prepared by Square Feet Appraisals in collaboration with Delaware Beaches Online
Sussex County’s first county-wide reassessment since 1974 landed this spring—and new tax bills will arrive in your mailbox early August. Whether you’re selling your home, shopping for a new place, or simply managing your investment, these changes matter. We’ll break it down in plain English.
1. Why Reassessment Matters
Every few decades, the County updates assessed values to match market activity. This time around:
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County Tax Rate Drops to balance higher property values.
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School Districts May Raise Rates up to 10%, so your total bill could still go up.
What it means for you:
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Buyers see reassessments as a sign of a hot market—but remember, higher values can push tax bills up if your school district opts for more revenue.
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Sellers can use fresh assessment data to price homes competitively—no more guessing what your neighbor’s house really sold for.
2. School District Differences
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44% of Homes: County portion of your bill goes down.
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Cape Henlopen SD: Kept rates flat—no change before school taxes.
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Other Districts: Took some of the allowed increase, so your bill there could tick up.
Average-Joe Tip: Before you list or tour a home, plug its address into the County’s tax calculator (link below) to see how your district handled rates.
3. Your New Tax Calculator
The County built a handy online tool to compare last year’s and this year’s bills side by side. It even shows whether the County or the schools drove the change.
🔗 2025 Sussex County Property Tax Calculator
Pro Tip: Share that link with clients, neighbors, or anyone curious—knowing your true tax obligation keeps surprises to a minimum.
4. Strategic Moves for Real Estate Pros and Homeowners
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Update Your Pricing Tools: Plug the reassessed values into your CMAs and AVMs so you’re not using outdated figures.
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Educate Your Circle: Send a quick neighborhood tax-impact snapshot to past clients, buyers, and sellers.
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Offer Pre-Listing Appraisals: A professional appraisal saves guesswork and gives buyers confidence in your asking price.
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Consider an Appeal: If your new assessment feels off, there’s another appeal window next year. We can guide you through it.
5. Key Takeaways in Simple Terms
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Reassessment = Reality Check: Assessed values now reflect what homes actually sell for today.
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County vs. School Rates: The County rate dropped—but some school districts boosted theirs, so your total tax could still change.
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Not All Neighborhoods Are Equal: Almost half of properties get a county-tax break, but school rate hikes vary by district.
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Knowledge Is Power: Use the online calculator to see what your exact bill will look like.
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Expert Help Adds Value: A pre-listing appraisal and appeal advice ensure you’re making decisions based on solid data.
Why Choose Square Feet Appraisals?
When it comes to putting a number on your home’s value—especially in a year of reassessment—you need more than a generic estimate. Here’s how we help:
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Deep Local Knowledge: We’re state-certified in Delaware (and DC, MD, VA) with over 25 years in sales, rentals, management, and valuations across Sussex County and beyond.
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Specialized Expertise: Whether it’s a custom build, a waterfront retreat, or an investment property, our appraisals reflect the unique features that drive value.
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Full-Service Valuations: From pre-listing and pre-purchase reports to estate, divorce, charitable giving, and even expert witness support—we cover every angle.
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Professional Confidence: Lawyers, accountants, lenders, and planners depend on our clear, thorough reports to make critical financial decisions.
Let’s turn your reassessment questions into solid, actionable insights—so you can list, buy, or hold with confidence.
CONTACT SQUARE FEET APPRAISALS
📞 (703) 855-1889
✉️ chris@sqftappraisals.com
🌐 sqftappraisals.com
