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Updated 2025 Tax Year

Shenandoah County
Property Tax Guide

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

10 Official Sources
8 min read
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Quick Facts
Tax Rate
$0.87 per $100 assessed value countywide, varies by special districts
1st Due
Dec 5
Exemptions
5+ Available
Section 1

How Property Tax Works

Shenandoah County, Virginia operates under a property tax system that serves as the primary funding mechanism for essential county services, including public schools, law enforcement, fire and rescue services, road maintenance, and general government operations. Property taxes are assessed based on the fair market value of real estate as determined by the county's assessment office, with reassessments conducted periodically to reflect current market conditions.

The county's tax system includes both countywide rates and potential special district assessments that can vary by location within Shenandoah County. Property owners should be aware that their total tax liability may include additional levies depending on their specific location and any special taxing districts that serve their area. The county offers various tax credits and exemptions for qualifying property owners, though most require formal application and are not automatically applied to tax bills.

Section 2

What Makes Up Your Tax Bill

ComponentRate per $100Description
Real Estate Tax$0.64Base county real estate tax rate for FY 2025
County Property Tax$4.11General county property tax rate for FY 2025

Note: These rates apply to the 2025 tax year and are set annually during spring budget deliberations by the Board of Supervisors. Additional special district assessments may apply depending on property location within Shenandoah County. Property owners should verify their specific tax rate based on their exact location and any applicable special taxing districts.

Section 3

When Are Property Taxes Due?

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

First Installment
Dec 5
Delinquent after Dec 10
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 tax bills are issued when there are changes to property ownership, new construction, or other modifications that affect the assessed value after the regular tax roll has been completed. These supplemental assessments are calculated based on the prorated period from when the change occurred until the end of the current tax year. The supplemental tax uses the same tax rate as the regular assessment but applies only to the increased value or the portion of the year affected by the change.

For example, if a property owner completes a $50,000 home addition in September, they would receive a supplemental bill covering September through December for the additional assessed value. The county issues these supplemental billings separately from regular tax bills to ensure all taxable property changes are captured within the appropriate tax year.

Example Calculation

Example 1: $300,000 Home

  • Assessed Value: $300,000
  • Tax Credits Applied: $0 (assuming no credits claimed)
  • Net Taxable Value: $300,000
  • Annual Tax ($0.64 per $100): $1,920
  • Monthly Escrow: $160

Example 2: $600,000 Home

  • Assessed Value: $600,000
  • Tax Credits Applied: $0 (assuming no credits claimed)
  • Net Taxable Value: $600,000
  • Annual Tax ($0.64 per $100): $3,840
  • Monthly Escrow: $320

Example 3: $1,000,000 Home

  • Assessed Value: $1,000,000
  • Tax Credits Applied: $0 (assuming no credits claimed)
  • Net Taxable Value: $1,000,000
  • Annual Tax ($0.64 per $100): $6,400
  • Monthly Escrow: $533

Note: These calculations use the base real estate tax rate and assume no tax credits are applied. Homeowner exemptions and credits require separate application and are not automatically applied. Actual taxes may vary based on special district assessments and approved credits.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Shenandoah County collect property taxes through monthly escrow payments as part of your mortgage payment. The lender estimates your annual tax liability, divides it by 12, and collects this amount monthly along with principal, interest, and insurance. Since Shenandoah County taxes are due in two equal installments on June 5th and December 5th, your lender will pay these bills directly from your escrow account.

Property owners should verify that their lender has the correct tax amount and payment schedule, as changes in assessed value or tax rates can affect escrow calculations. If your property taxes increase or decrease significantly, your lender may adjust your monthly escrow payment and could require an escrow shortage payment or provide a refund. It's important to review your annual escrow analysis statement and contact your lender if you notice discrepancies in the tax calculations.

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 in Shenandoah County for 2025? A: Real estate taxes are due in two equal payments: first half by June 5th and second half by December 5th for the 2025 tax year.

Q: What tax credits are available and do they require application? A: Shenandoah County offers various tax credits including elderly and disabled exemptions with income-based sliding scales. Most credits require formal application and are not automatically applied to your tax bill.

Q: How does the homestead exemption work? A: Homestead-type credits typically limit annual assessment increases rather than reducing market value. These require application and help cap how much your assessed value can increase from year to year.

Q: When does the county reassess properties? A: The county conducts periodic reassessments to reflect current market values. Property owners receive notice of new assessments and have the right to appeal if they disagree with the valuation.

Q: What are the penalties for late payment? A: Late payments are subject to penalties and interest charges. Contact the county treasurer's office for specific penalty rates and payment options if you miss the due dates.

Q: Can I pay my property taxes online? A: Contact the Shenandoah County Treasurer's office for current online payment options and accepted payment methods.

Q: How do special district taxes work? A: Some properties may be subject to additional special district assessments depending on location within the county. These appear as separate line items on your tax bill.

Q: What triggers a supplemental tax bill? A: Supplemental bills are issued for property ownership changes, new construction, or other modifications that affect assessed value after the regular tax roll is completed.

Verified Sources

Backed by 10 Official Government Sources

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

01
County
Taxes | Shenandoah County, VAshenandoahcountyva.gov
02
County
FAQs • What is the County Tax Rate?shenandoahcountyva.us
03
County
Current & Former Tax Rates | Shenandoah County, VAshenandoahcountyva.gov
04
County
Real Estate Tax | Shenandoah County, VAshenandoahcountyva.gov
05
Tax Doc
TAX YEAR 2025 FORM 762B **If not in business as of Jan. ...shenandoahcountyva.gov
06
LIS > Bill Tracking > HB797 > 1998 sessionlis.virginia.gov
07
Chapter 2. Homestead Exemption of Householderlaw.lis.virginia.gov
08
Tax Doc
Vehicle Personal Property Taxshenandoahcountyva.gov
09
Chapter 12 FINANCIAL SUSTAINABILITYshenandoahcountyva.gov
10
Frequently Asked Questions - CivicPlus.CMS.FAQshenandoahcountyva.gov
All sources verified as of 2025 Tax Year

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