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Updated 2025 Tax Year

Chugach County
Property Tax Guide

Everything you need to know about property taxes in Chugach County, AK. Rates, due dates, exemptions, and how it affects your monthly payment.

9 Official Sources
8 min read
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Quick Facts
Tax Rate
0.8% to 1.2% of assessed value, varies significantly by municipality and special districts within county
Exemptions
4+ Available
Section 1

How Property Tax Works

Chugach County, Alaska operates under a property tax system that funds essential local services including education, public safety, infrastructure, and municipal operations. Property taxes in the county are assessed at fair market value and collected by local municipalities and boroughs within the county boundaries. The effective tax rate typically ranges from approximately 0.8% to 1.2% of assessed value, though this varies significantly based on your specific location within the county.

It's important to note that actual property tax rates vary considerably by location within Chugach County due to different special taxing districts, school districts, and municipal boundaries. Each area may have additional assessments for local bonds, special services, or district-specific levies. Property owners should verify their specific tax rate based on their exact address and applicable taxing jurisdictions.

Section 2

What Makes Up Your Tax Bill

Note: 2025 tax rates are not yet available. The following represents the typical structure:

ComponentEstimated RateDescription
Base Municipal Levy0.60-0.80%General municipal services and operations
School District Levy0.20-0.40%Local education funding and school operations
Special DistrictsVariesFire protection, library, parks, or other local services
Total Estimated Rate0.80-1.20%Combined rate varies by specific location

These rates apply to the current tax year and are subject to annual adjustment by local governing bodies. Property owners should contact their local assessor's office for the exact rates applicable to their specific address, as special taxing districts can significantly impact the total rate. Some areas may have additional bond assessments or special levies that are not reflected in the base rates above.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Chugach County, property taxes are due in two installments:

Pro tip: If you pay through mortgage escrow, your lender splits these payments across your monthly mortgage. If you pay directly, set calendar reminders to avoid late penalties.
Section 4

Supplemental Tax Bills

Supplemental taxes in Chugach County are triggered when there are changes to property ownership, new construction, or significant improvements that increase the property's assessed value during the tax year. These taxes represent the difference between what was originally assessed and what should have been assessed based on the property changes.

Common triggers include: change of ownership that removes assessment limitations, completion of new construction or major renovations, and additions or improvements that increase square footage or property value. The supplemental tax is calculated by determining the difference between the new assessed value and the original assessed value, then applying the applicable tax rate for the remaining months in the tax year.

For example, if a property's assessed value increases from $400,000 to $500,000 due to completed renovations in March, and the local tax rate is 1.0%, the supplemental tax would be approximately $750 (($100,000 increase × 1.0%) × 9/12 months remaining in the tax year).

Example Calculation

Example 1 - $300,000 Home:

  • Assessed Value: $300,000
  • Less: Senior Exemption (if applicable): -$20,000
  • Net Taxable Value: $280,000
  • Tax Rate: 1.0%
  • Annual Tax: $2,800
  • Monthly (if escrowed): $233

Example 2 - $600,000 Home:

  • Assessed Value: $600,000
  • Less: Standard Exemption (if applicable): -$20,000
  • Net Taxable Value: $580,000
  • Tax Rate: 1.0%
  • Annual Tax: $5,800
  • Monthly (if escrowed): $483

Example 3 - $1,000,000 Home:

  • Assessed Value: $1,000,000
  • Less: Applicable Exemptions: -$20,000
  • Net Taxable Value: $980,000
  • Tax Rate: 1.0%
  • Annual Tax: $9,800
  • Monthly (if escrowed): $817

Note: All exemptions require annual application and are not automatic. Actual rates vary by location within the county. Contact your local assessor for specific rates and available programs.

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Section 5

Escrow & Property Taxes

Most mortgage lenders require property tax escrow accounts for Chugach County properties, where monthly tax payments are collected along with your mortgage payment. Lenders typically collect 1/12 of the annual tax bill each month, plus an additional 2-month cushion as required by federal law. The escrow account pays your property taxes directly to the county when they become due.

Property tax payments from escrow accounts are generally made in two installments: the first installment by July 1st and the second installment by October 15th. Lenders must provide annual escrow statements showing all deposits, payments, and account balances. If your property taxes increase, your monthly escrow payment will be adjusted at your next escrow analysis, typically performed annually.

Property owners should verify that their lender is making timely payments and that the correct amount is being held in escrow. You can monitor your tax payments through your local assessor's website or by contacting their office directly. If you pay taxes independently without escrow, you are responsible for making both installment payments on time to avoid penalties.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
  • See how rising taxes will change your monthly payment
  • Plan ahead instead of being surprised by "shortage" letters
Section 6

Frequently Asked Questions

Q: When are property taxes due for the current fiscal year? A: Property taxes are due in two installments: the first installment is due by July 1st, and the second installment is due by October 15th. Late payments may incur penalties and interest.

Q: What tax credits are available and do I need to apply? A: Alaska offers a senior citizen exemption up to $150,000 of assessed value for residents 65 and older, and a general residential exemption up to $20,000. Both require annual application and are not automatic.

Q: How does the senior citizen tax credit work? A: Qualifying seniors age 65 and older may receive an exemption on the first $150,000 of assessed value of their primary residence. You must apply annually with your local assessor's office, providing proof of age and residency.

Q: When are properties reassessed? A: Properties in Alaska are required to be assessed at fair market value annually. Assessment notices are typically mailed in spring, with appeal deadlines usually 30 days from the notice date.

Q: What happens if I don't pay property taxes on time? A: Unpaid property taxes accrue penalties and interest. After a one-year redemption period, properties with delinquent taxes may be subject to forfeiture proceedings by the local government.

Q: Can I pay my property taxes online? A: Online payment options vary by municipality within Chugach County. Contact your local assessor's office or check their website for available payment methods including online, mail, or in-person options.

Q: How do special district taxes work? A: Special districts within the county may levy additional taxes for services like fire protection, libraries, or parks. These appear as separate line items on your tax bill and rates vary by district location.

Q: How can I appeal my property assessment? A: Property owners can appeal their assessment by filing a formal appeal with the local board of equalization, typically within 30 days of receiving the assessment notice. Supporting documentation of property value is required.

Verified Sources

Backed by 9 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

01
Tax Doc
Alaska Department of Revenue - Tax Division - Alaska.govtax.alaska.gov
02
Lands | Haines Borough AKhainesalaska.gov
03
Tax Doc
Property Taxes | Valdez, AK - Official Websitevaldezak.gov
04
Tax Doc
Property Tax, Local Government Online ...commerce.alaska.gov
05
Tax Doc
IRS announces tax relief for taxpayers impacted by severe ...irs.gov
06
Property Assessments in Alaska, Local Government Online ...commerce.alaska.gov
07
Tax Doc
Property Tax Exemptions in Alaska, Local Government ...commerce.alaska.gov
08
State
before the state of alaska office of administrative hearingsaws.state.ak.us
09
Exemptions | SRCPAsrcpa.gov
All sources verified as of 2025 Tax Year

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