Henrico County property tax assessment: what you pay and how to fight it

Last updated 2026-07-09

How does Henrico County set your assessed value?

Henrico County assesses all real property at 100% of estimated fair market value. That's the rule under Virginia Code Section 58.1-3201, which says property "shall be assessed at its fair market value." ^[1] The county's Department of Finance, Real Estate Division, runs annual reassessments using mass appraisal. Nobody walks through your house each year.

Mass appraisal groups similar properties and applies a statistical model built from recent arm's-length sales in your neighborhood. The model reads sale prices, adjusts for square footage, age, condition, and lot size, then spreads the result across comparable parcels. When the market moves fast, as Henrico's did between 2021 and 2023, those models lag or overshoot. That's exactly when errors pile up.

The county mails reassessment notices each year, usually in late February or early March. The notice breaks out your new value for land and improvements separately. Check both lines. Land values near Short Pump or Innsbrook sometimes jump more than the structure itself, and a bad land number is easy to miss.

Henrico runs a Computer-Assisted Mass Appraisal (CAMA) system. You can pull your property's current assessment, tax history, and the characteristics the assessor has on file through the county's online real estate search portal. That includes bedroom count, finished square footage, and year built. ^[2] If any of those fields are wrong, that alone can be grounds to cut your value.

What is the current Henrico County property tax rate?

The Henrico County Board of Supervisors set the real property tax rate at $0.85 per $100 of assessed value for calendar year 2024. ^[3] That rate applies to the value the county assigned as of January 1 of the tax year.

To find your annual bill, divide your assessed value by 100 and multiply by $0.85. A home assessed at $450,000 owes $3,825 before any exemptions.

Henrico bills real property taxes in two installments. The first half is due June 5, the second half December 5. ^[3] Miss either date and you get a 10% late penalty on the unpaid portion. Calendar those dates now.

Here's how Henrico's rate stacks up against nearby Virginia jurisdictions for 2024. Rates change every year, so confirm current figures with each locality.

Jurisdiction	2024 Real Property Tax Rate (per $100 AV)
Henrico County	$0.85
Chesterfield County	$0.93
Hanover County	$0.81
Richmond City	$1.20
Stafford County	$0.9371

Stafford County is worth a look for readers comparing outer Northern Virginia markets. ^[4] For another large suburban Virginia market, see our overview of loudoun county property tax.

The rate is only half the story. The assessed value is where the real money sits, and that's the number you can actually challenge.

When does Henrico County mail assessment notices and what are the appeal deadlines?

Henrico usually mails reassessment notices in late February. The appeal window is short. Under Virginia Code Section 58.1-3331, a taxpayer must file a written appeal with the local assessing officer within the time set by that officer, and Henrico has historically set April 1 of the tax year. ^[5]

Miss April 1 and your options shrink fast. You can still petition the Circuit Court under Section 58.1-3984, but that route requires filing within three years of the tax bill's due date and runs up legal fees that only make sense for high-value commercial property. For most homeowners, April 1 is the real deadline.

Here's the typical annual timeline:

Date	Event
January 1	Assessment date (lien date; value is set as of this date)
Late February	Reassessment notices mailed
April 1	Deadline to file an appeal with the Department of Finance
April to June	Informal review hearings scheduled
June to September	Board of Equalization hearings
June 5	First-half tax payment due
December 5	Second-half tax payment due

Confirm the exact deadline for the current year with Henrico's Department of Finance at (804) 501-4263. The county occasionally moves it. Don't rely on the date a neighbor mentions. ^[2]

One practical note. File your appeal even if you're still gathering evidence. Most Virginia localities let you supplement your evidence packet before the hearing. Getting your name in the queue before the deadline is what counts.

How do you appeal a Henrico County property tax assessment?

The Henrico appeal process has three levels, and you should understand all three before you start.

Level 1: Informal appeal to the Department of Finance. This is your first stop. You submit a written appeal form, available on the Henrico Department of Finance website, stating your grounds and the value you believe is correct. ^[2] Staff schedule a phone or in-person review, look at your evidence, and either adjust the value or deny the appeal. This stage costs you nothing.

Level 2: Board of Equalization (BOE). If the informal appeal is denied or you're unsatisfied, you appeal to the Henrico Board of Equalization. The BOE is an independent board appointed by the Circuit Court under Virginia Code Section 58.1-3370. ^[5] Hearings are semi-formal. You present your evidence, county staff may respond, and the board votes. BOE members are citizens, not assessors, applying common sense to what you bring. Preparation matters enormously here.

Level 3: Circuit Court. If the BOE denies your appeal, you can petition the Henrico Circuit Court under Section 58.1-3984. This is the expensive route. It makes sense only when the dollars at stake justify legal fees.

For most homeowners, the informal review and the BOE are the whole game. The informal review alone resolves a meaningful share of appeals. The BOE handles most of the rest. You do not need an attorney for either level.

What you do need is evidence. The strongest single piece is a list of comparable sales (comps) showing that similar homes near yours sold for less than your assessed value in the months before January 1 of the tax year. Pull those comps from the Henrico real estate search portal, from Zillow's sold listings, or from the MLS if you have access. ^[2] Add a printout of your property record card flagging any data errors, and you have a real case.

Want a structured way to build and present that packet? The TaxFightBack appeal kit walks through this process for Virginia homeowners and lets you keep 100% of any reduction instead of handing a contingency firm 25 to 40% of your savings.

What evidence actually wins a Henrico County assessment appeal?

Three kinds of evidence carry weight at the Henrico BOE.

Start with recent comparable sales. Find three to six homes that sold within the 12 months before January 1 of the tax year, within about a mile of your property, with similar square footage, age, condition, and lot size. Pull the sale prices, calculate the price per square foot, and show where your assessed value per square foot lands against those sales. If your assessment implies a price per square foot higher than what buyers actually paid for similar homes, you have a clear argument. ^[6]

Next, data errors on your property record card. The CAMA system is only as good as the data feeding it. Common errors: finished square footage listed higher than actual (measure your home if you need to), a basement counted as finished when it's unfinished, a phantom bathroom, or a condition grade set too high. Each one inflates value. Pull your record card from the Henrico portal and check every field against what you know. ^[2]

Third, a recent independent appraisal. A licensed Virginia appraiser's report carries real weight because it follows USPAP standards and includes a formal comparable sales analysis. Appeal appraisals run about $300 to $600 in the Richmond metro, and that cost pays for itself if the reduction at stake is $2,000 or more in annual taxes. Nobody has published a clean win-rate comparison for appraised versus non-appraised appeals in Henrico specifically, but appraisals are the strongest evidence at any Virginia BOE.

Photos of condition problems, deferred maintenance, or damage can back up your case but rarely stand alone. A leaking roof in timestamped photos, paired with a repair estimate, supports a condition adjustment.

One thing that never works: arguing that your neighbors pay less. That matters only if their assessed value per square foot is lower than yours for a home of genuinely similar quality. Bring the math, not the complaint.

What exemptions and tax relief programs can lower your Henrico property tax bill?

Henrico offers several programs that reduce or wipe out your property tax bill without an appeal.

Elderly and disabled tax relief. Under Virginia Code Section 58.1-3210 and Henrico's local ordinance, homeowners who are 65 or older or permanently disabled, and who meet income and net worth limits, may qualify for full or partial relief. ^[5] For the 2024 tax year, the income limit is $75,000 and the net worth limit (excluding the home and one acre) is $400,000. Homeowners with income below $35,000 can get 100% relief. Those between $35,001 and $55,000 get 75%, those between $55,001 and $65,000 get 50%, and those between $65,001 and $75,000 get 25%. Applications are due by April 1. ^[3]

Surviving spouse relief. The surviving spouse of a service member killed in action qualifies for a full exemption under Virginia Code Section 58.1-3219.9. The surviving spouse of a first responder killed in the line of duty qualifies under Section 58.1-3219.5. ^[5]

Disabled veterans. Veterans with a 100% service-connected disability rating qualify for a full exemption on their primary residence under the Virginia Constitution, Article X, Section 6-A. ^[7] There's no income limit here. Apply through the Henrico Department of Finance with documentation from the VA.

Land use taxation. Agricultural, forestal, horticultural, or open space land may qualify for use-value assessment instead of fair market value assessment under the Virginia Land Use Program. That can cut the taxable value of qualifying parcels sharply. ^[5]

Most exemption applications go to the Henrico Department of Finance. Miss the filing deadline and you usually wait a full year for the benefit to kick in. Apply as early in the calendar year as you can.

How does Henrico's assessment process compare to other Virginia counties?

Virginia gives localities wide discretion on how they assess, as long as they hit the statutory 100% fair market value target. ^[1] Henrico's annual reassessment cycle puts it among the more aggressive counties in the state. Many Virginia counties reassess only every four years, so their values can lag badly in a fast market.

The State Tax Department watches assessment quality through the sales ratio study, which compares assessed values to actual sale prices. A well-calibrated county has a median ratio near 1.00, meaning the median assessed value equals the median sale price. Virginia Code Section 58.1-3252 requires localities to keep the aggregate ratio between 90% and 110%. ^[5] When a county's ratio sits below 90% for long, it usually triggers a general reassessment. Henrico's annual cycle keeps the county current, which generally helps taxpayers compared to counties that reassess rarely and then hit owners with huge jumps.

Stafford County, in outer Northern Virginia, also reassesses annually and had a 2024 rate of $0.9371 per $100. ^[4] Orange County, Virginia, a smaller rural locality, reassesses on a four-year cycle and had a 2023 rate of $0.804 per $100. Because Orange reassesses less often, owners can go years without a big change, but the catch-up adjustment can be a shock.

For how Virginia's neighbor Maryland runs its system, our piece on montgomery county property tax shows a triennial reassessment cycle with phase-in in practice.

The question for any homeowner isn't what the rate is. It's whether the assessed value is accurate. A low rate on an inflated value costs more than a high rate on an accurate one. That's where the appeal earns its keep.

How do you look up your Henrico County property assessment online?

Henrico runs a free public real estate search portal on the Department of Finance website. ^[2] Search by owner name, parcel ID, or street address. The portal shows your current assessed value (land and improvements separately), your tax history going back several years, and your property record card with the physical characteristics the assessor used.

Print or screenshot the property record card before you do anything else. That card is your baseline. Any field that's wrong is a potential appeal argument.

You can also chase comparable sales through the portal by searching neighboring addresses and reading their assessed values and, in some cases, their recent transfer history. For actual sale prices, the Henrico Circuit Court Clerk's office records deeds, and recorded deeds often show the grantor's tax that lets you back into the sale price. In Virginia the deed recordation tax is $0.25 per $100 of consideration, so a recorded tax of $1,000 implies a $400,000 sale. ^[8]

For broader comp research, the Virginia Department of Taxation keeps statewide real property data, and Henrico's sales data files are publicly available through FOIA if you want the raw numbers. ^[9]

Our guide to property tax lookup covers how to pull public assessment records in detail, and property tax records explains what each field on the record card actually means.

What happens after a Henrico County assessment appeal is decided?

If the informal review or the BOE grants a reduction, the county adjusts your assessed value and recalculates your bill. If you already paid at the old higher value, Henrico issues a refund or credits it against your next installment. Keep documentation of the reduced assessment in case the correction doesn't show up on your next tax bill.

If the BOE denies your appeal, you can take it to the Henrico Circuit Court under Virginia Code Section 58.1-3984 within three years of the date the tax was due. ^[5] The court holds a de novo hearing, meaning it weighs the evidence fresh rather than just checking whether the BOE was reasonable. Winning there means showing more than a high assessment. You have to show the value exceeded fair market value, and courts give the assessment some deference. Most homeowners who reach this stage want an attorney.

Here's a point many homeowners miss. A win in one tax year does not carry forward on its own. Henrico reassesses annually. If nothing changed in the market, the same methodology can produce the same inflated value next January 1. You may need to appeal again, though a BOE or court victory that pins down a clear market value can make the following year's informal review go faster.

For what to do after an appeal wraps up, our piece on values assessment covers how to watch your value year over year.

Is it worth appealing your Henrico County property tax assessment yourself?

Yes, for most homeowners with a likely overassessment of 5% or more. Here's the math.

A home assessed at $500,000 with a true market value of $450,000 is overassessed by $50,000. At Henrico's $0.85 rate, that overassessment costs $425 a year in excess tax. Over five years, assuming no reassessment, that's $2,125. Contingency appeal firms typically charge 25% to 40% of the first year's savings. On a $425 annual saving, that's $106 to $170 to the firm, leaving you $255 to $319 in year one. Doing it yourself keeps the full $425.

The time cost is real. Expect two to four hours to pull comps, review your record card, fill out the form, and prep a simple BOE presentation if you need one. That's not nothing. But for most owners it beats their day-job hourly rate.

Contingency firms earn their fee on commercial property, where assessments run into the millions and the evidence gets genuinely complex. For a Henrico house, the evidence package for a BOE hearing is manageable on your own.

The TaxFightBack appeal kit is built for homeowners who want to run this themselves. It covers Virginia-specific rules, helps you build a comp grid, and walks through what to say at a BOE hearing, for a flat fee. You keep 100% of any reduction on top of that.

See our overview of property assessment value for a plain-language read on how assessed value differs from market value and what the gap between the two means for your appeal.

Frequently asked questions

When does Henrico County mail property tax assessment notices?

Henrico typically mails annual reassessment notices in late February. The assessment reflects your property's estimated fair market value as of January 1. If you own property in Henrico and don't get a notice, call the Department of Finance at (804) 501-4263 or check your value on the county's online real estate search portal.

What is the deadline to appeal a Henrico County property tax assessment?

The deadline for the informal appeal to the Henrico Department of Finance is generally April 1 of the tax year. Virginia Code Section 58.1-3331 gives the assessing officer authority to set this deadline. Confirm the exact date for the current year, because the county occasionally moves it. Missing April 1 means waiting until next year or taking the costlier Circuit Court route.

How is the Henrico County property tax rate calculated?

The Board of Supervisors sets a rate expressed as dollars per $100 of assessed value. For 2024, the rate is $0.85 per $100. Multiply your assessed value by 0.0085 for your annual tax. A $400,000 assessed value produces a $3,400 bill, split into two equal installments due June 5 and December 5.

Does Henrico County reassess property every year?

Yes. Henrico runs annual reassessments using mass appraisal, updating all values each year instead of on a multi-year cycle. The assessment date is January 1 of each tax year. This keeps values close to market, but it also means a fast-rising market can push assessments up sharply year over year.

Who qualifies for the elderly and disabled property tax exemption in Henrico County?

Homeowners who are 65 or older or permanently disabled, with household income at or below $75,000 and net worth (excluding the home) at or below $400,000, may qualify for partial or full relief. Relief runs from 100% for incomes under $35,000 down to 25% for incomes between $65,001 and $75,000. Applications are due by April 1.

Can a disabled veteran get a full property tax exemption in Henrico County?

Yes. Veterans with a 100% permanent and total service-connected disability rating qualify for a full exemption on their primary residence under Virginia Constitution Article X, Section 6-A. There's no income or net worth limit. Apply through the Henrico Department of Finance with your VA disability rating documentation.

What comparable sales data should I use for a Henrico County appeal?

Use arm's-length sales of similar homes (similar size, age, condition, neighborhood) that closed within the 12 months before January 1 of the tax year being appealed. Pull them from the Henrico real estate portal, Zillow's sold listings, or recorded deed data at the Circuit Court Clerk's office. Aim for three to six comps and calculate price per square foot for each to make the comparison concrete.

How do I find my property record card for a Henrico County appeal?

Go to the Henrico Department of Finance real estate search portal and search by address or parcel ID. The record card lists assessed land and improvement values, square footage, bedroom and bathroom count, condition grade, and year built. Print it and check every field against your actual property. Errors like overstated square footage are common and directly reduce your assessed value once corrected.

How does Henrico County's tax rate compare to Stafford County?

Henrico's 2024 rate is $0.85 per $100 of assessed value. Stafford County's 2024 rate is $0.9371 per $100. Both counties reassess annually. The rate difference matters less than the assessed value; a low rate on an inflated value costs more than a high rate on an accurate one. Compare your assessed value to recent sales before you fixate on rates.

What is the Board of Equalization in Henrico County and how does it work?

The Board of Equalization is an independent citizen board appointed by the Henrico Circuit Court under Virginia Code Section 58.1-3370. If your informal appeal to the Department of Finance is denied, you bring your case here. Hearings are semi-formal: you present evidence, county staff may respond, and the board votes on your value. No attorney needed. Preparation and good comps matter most.

What happens if I miss the Henrico County appeal deadline?

If you miss the April 1 informal deadline, your remaining option is to petition the Henrico Circuit Court under Virginia Code Section 58.1-3984 within three years of the tax bill's due date. That route carries court filing fees and usually requires a lawyer, so it pays off mainly for larger commercial properties. For most homeowners, a missed deadline means waiting until the next tax year.

How does Orange County, Virginia's property tax assessment process differ from Henrico's?

Orange County, Virginia reassesses on a four-year cycle rather than annually, and its 2023 rate was $0.804 per $100 of assessed value. Less frequent reassessments keep values flat for years, but the jump when reassessment hits can be large. Henrico's annual cycle keeps values closer to market and produces more frequent notice-and-appeal cycles for owners.

Do I need to pay my taxes while my Henrico County appeal is pending?

Yes. Virginia law requires you to pay taxes when due regardless of a pending appeal. Pay by June 5 and December 5 to dodge the 10% late penalty. If your appeal succeeds after payment, Henrico issues a refund or credits the overpayment against your next bill. Don't withhold payment expecting an appeal to cut the amount owed before the due date.

Is a professional appraisal required to appeal a Henrico County assessment?

No. A licensed appraisal isn't required. You can build a case from comparable sales you pull yourself from public records. That said, a USPAP-compliant appraisal from a licensed Virginia appraiser ($300 to $600 in the Richmond market) carries strong evidentiary weight at a BOE hearing and can be worth it if the potential tax savings run $1,000 or more a year.

Sources

1. Virginia Legislative Information System, Code of Virginia Section 58.1-3201: Virginia requires all real property to be assessed at 100% of fair market value; the statute states property 'shall be assessed at its fair market value.'
2. Henrico County Department of Finance, Real Estate Division: Henrico County Department of Finance administers annual reassessments, operates the online real estate search portal, and accepts informal appeal forms; contact number (804) 501-4263.
3. Henrico County, Virginia, Real Estate Tax information and rates: Henrico County 2024 real property tax rate is $0.85 per $100 of assessed value; tax due dates are June 5 and December 5; elderly/disabled relief income threshold is $75,000.
4. Stafford County, Virginia, Commissioner of the Revenue: Stafford County 2024 real property tax rate is $0.9371 per $100 of assessed value.
5. Virginia Legislative Information System, Code of Virginia Title 58.1 (Taxation): Virginia Code sections cited: 58.1-3331 (appeal deadline authority), 58.1-3370 (Board of Equalization), 58.1-3984 (Circuit Court appeal within 3 years), 58.1-3210 (elderly/disabled exemption), 58.1-3252 (sales ratio requirement 90-110%), land use taxation statutes.
6. International Association of Assessing Officers, Standard on Mass Appraisal of Real Property: Mass appraisal uses statistical models built from recent arm's-length sales to estimate value for large groups of similar properties; comparable sales analysis is the primary evidence method for assessment appeals.
7. Constitution of Virginia, Article X, Section 6-A: 100% service-connected permanently and totally disabled veterans qualify for a full real property tax exemption on their primary residence with no income limit.
8. Virginia Department of Taxation, Recordation Tax: Virginia deed recordation tax is $0.25 per $100 of consideration, allowing calculation of implied sale price from recorded deed tax amounts.
9. Virginia Department of Taxation, Real Property Data: Virginia Department of Taxation maintains statewide real property assessment and sales data; FOIA-able sales files are publicly available.
10. Chesterfield County, Virginia, Real Estate Assessment: Chesterfield County 2024 real property tax rate is $0.93 per $100 of assessed value.
11. Hanover County, Virginia, Finance Department: Hanover County 2024 real property tax rate is $0.81 per $100 of assessed value.
12. Richmond City, Virginia, Department of Finance: Richmond City 2024 real property tax rate is $1.20 per $100 of assessed value.