Did your Reston assessment jump this year, or does your tax bill feel out of line with market value? You are not alone. Many Fairfax County homeowners review their assessments each spring and wonder if an appeal could lower their taxes. In this guide, you will learn how Reston property taxes are calculated, when an appeal makes sense, and exactly how to pursue an informal review or a formal Board of Equalization hearing. Let’s dive in.
How Fairfax County calculates property taxes
The basic formula
Property taxes are a simple equation: Assessed value × tax rate − any approved credits or exemptions. Fairfax County’s Department of Tax Administration (DTA) estimates your property’s market value. The Board of Supervisors sets the annual real estate tax rate that converts value into dollars owed. Your tax bill reflects both pieces.
Assessment date: what value means
Assessments aim to reflect market value as of January 1 of the tax year. That effective date matters. Any evidence you present in an appeal should speak to value around January 1, not late-spring or summer conditions. Always confirm the effective date and year on your assessment notice.
Bills and due dates
Fairfax County issues real estate tax bills based on the county’s fiscal calendar. Many owners pay in two installments, but always follow the schedule printed on your bill. If you miss a payment, penalties and interest can accrue according to county rules. The safest move is to set reminders for each due date shown on your statement.
Tax rate changes and relief programs
Your tax amount depends on both assessed value and the adopted tax rate. Even if your assessment stays flat, a rate change can move your bill up or down. Some owners qualify for relief programs that reduce or defer taxes, including elderly and disabled relief, disabled veteran exemptions, or incentives tied to certain property conditions. Eligibility rules and deadlines vary, so review Fairfax County DTA guidance for current criteria.
Should you appeal your Reston assessment?
When an appeal makes sense
Consider appealing when your assessment is materially higher than your evidence of market value. Many homeowners use a 5 to 10 percent gap as a practical starting point. Strong indicators include clear factual errors on the property record card or recent comparable sales that point to a lower value as of January 1.
Cost-benefit math you can use
Weigh potential savings against effort and costs. For example, if your home is assessed $100,000 above market and the tax rate is $1.10 per $100 of value, you could be overpaying about $1,100 per year. If a professional appraisal costs $500, it may pay for itself within the first year. Run your own numbers using your actual assessment difference and the current county rate.
Timing realities
Deadlines are strict. Your assessment notice lists the cutoffs for requesting an informal review with DTA and for filing a formal appeal with the Board of Equalization (BOE). These windows are often measured in days or weeks from the notice date. Start gathering evidence as soon as you receive your notice.
Your two appeal paths in Fairfax County
Start with an informal DTA review
An informal review is usually the fastest way to correct errors or resolve modest discrepancies.
- How to start: Contact DTA using the instructions on your notice. Provide a short, organized packet that states your requested value and why.
- What to include: 3 to 5 recent comparable sales near your home, notes on differences, and any property record card errors with photos or documents.
- Common wins: Correcting square footage, bedroom or bathroom counts, finished basement status, or obvious condition issues.
File a formal BOE appeal
If the informal review does not resolve your concerns, you can appeal to the BOE.
- What the BOE does: The BOE holds hearings, reviews evidence, and can reduce, keep, or rarely increase assessments.
- How to prepare: File by the BOE deadline shown on your notice. Build a concise evidence package that addresses value as of January 1. Be ready to explain why each comparable sale is similar and what adjustments you made.
- The hearing: Expect a structured but homeowner-accessible process. Focus on facts, not opinions.
If you need to go further
If you disagree with the BOE’s decision, you may appeal to the Fairfax County Circuit Court. Procedures and time limits apply, so consider consulting a real estate tax attorney if you plan to litigate.
Evidence that moves the needle
Comparable sales
Comparable sales are usually the most persuasive evidence for Reston residential properties.
- Look within your immediate neighborhood or subdivision when possible.
- Use sales that bracket or closely precede January 1 (often within 6 to 12 months).
- Match key traits like finished living area, lot size, age, garage, and updates. Explain adjustments for differences.
Independent appraisal
A licensed residential appraisal prepared as of the assessment date can carry significant weight. Consider the cost relative to your potential annual savings. If your case hinges on nuanced market evidence, an appraisal can strengthen your position.
Fix factual errors fast
Pull your property record card and verify every line item. Common errors include total finished square footage, basement finish, number of bathrooms, and outbuildings. Photographs, floor plans, permits, and contractor estimates help prove your point. If a condition issue existed as of January 1, document it.
Income evidence for rentals
If your Reston property is leased, you may bolster your case with an income approach. Provide rent rolls, operating statements, and market-supported vacancy and cap rate assumptions where appropriate.
Step-by-step appeal checklist
- Read your assessment notice and write down the deadlines.
- Pull your property record card and mark any errors.
- Gather 3 to 5 nearby, recent, similar sales that tie closely to January 1.
- Request an informal review with DTA. Submit a short cover note, your comparables with basic adjustments, and any photos or documents.
- If unresolved, file a BOE appeal before the deadline. Consider a licensed appraisal if the potential savings justify the cost.
- Keep copies of everything and track hearing dates in writing.
What to expect after you file
Timelines and outcomes
Informal reviews often resolve faster than formal appeals. BOE cases can take months from filing to decision. Outcomes depend on the quality and relevance of your evidence. Solid, date-appropriate sales or a well-supported appraisal can drive a reduction.
Refunds and credits
If your value is reduced, your tax bill will reflect the change. In some cases you may receive a refund or credit for overpayment in the current tax year, subject to Fairfax County’s refund rules and timing.
Reston-specific tips
- Compare like with like. Reston neighborhoods vary in age, lot sizes, and home styles. Try to keep comparables within the same cluster or subdivision when possible.
- Verify HOA and condo details. Parking configuration, amenities, and fee-structured services can influence comparable selection and adjustments.
- Document improvements and condition. If you recently updated a kitchen or roof, or if there is deferred maintenance that affects value, have receipts and photos. Focus on what existed as of January 1.
- Mind non-arm’s-length sales. Family transfers or distressed sales need careful context and may be less persuasive unless properly adjusted.
If you want an experienced local perspective before you appeal, our Reston-focused team can help you pressure-test comps, spot record-card errors, and estimate potential tax savings. Get a free home valuation with Jeff Major Homes to make your next step clear and confident.
FAQs
What is the assessment date for Fairfax County property taxes?
- Assessments are intended to reflect market value as of January 1 of the tax year. Build your appeal evidence around that date.
How are Reston property tax bills calculated?
- Your bill equals assessed value multiplied by the county’s tax rate, minus any approved credits or exemptions set by Fairfax County.
What are the deadlines to appeal my assessment?
- Deadlines are printed on your assessment notice. There is a window for informal DTA review and a separate filing deadline for the BOE. Act promptly.
Should I start with an informal DTA review or go straight to the BOE?
- Start with the informal review. It is faster and often fixes clerical or factual issues. If unresolved, file a BOE appeal by the stated deadline.
What evidence is most persuasive in a BOE appeal?
- Recent, nearby, arms-length comparable sales that bracket January 1, plus clear documentation of any property record errors. A dated appraisal can strengthen your case.
Will a change in the tax rate affect my appeal?
- The appeal targets your assessed value, not the tax rate. The Board of Supervisors sets the rate each year, and it applies to all properties regardless of appeal status.
What happens if I miss a tax payment while appealing?
- Penalties and interest can accrue if you miss due dates. Pay on time based on your bill while your appeal is pending, then any reduction can be credited or refunded per county rules.
Can I appeal if market conditions changed after January 1?
- Appeals must prove value as of January 1. Later market shifts are not typically considered unless you can tie them back to that effective date.
