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Updated 2025 Tax Year

Greenbrier County
Property Tax Guide

Everything you need to know about property taxes in Greenbrier County, WV. 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
3.28% base county rate, varies by special taxing districts
1st Due
Sep 1
2nd Due
Mar 1
Exemptions
5+ Available
Section 1

How Property Tax Works

Greenbrier County, West Virginia operates on a property tax system that serves as the primary funding mechanism for essential local services including schools, emergency services, infrastructure maintenance, and county government operations. Property owners in Greenbrier County face a tax rate of 3.28% for fiscal year 2025, though this represents the base county-wide rate before considering additional special district assessments.

It's important to note that actual property tax rates can vary significantly by location within Greenbrier County due to special taxing districts such as municipal services districts, fire districts, and school bond areas. These additional assessments are layered on top of the base county rate, meaning property owners may see effective rates that differ from the baseline 3.28% depending on their specific location and the services provided in their area.

Property taxes in Greenbrier County are assessed annually and are based on the assessed value of real estate and personal property. The county follows West Virginia's standard assessment practices, with most residential properties assessed at a percentage of their fair market value, subject to various tax credits and relief programs that require separate applications.

Section 2

What Makes Up Your Tax Bill

ComponentRateDescription
Base County Levy3.28%Core county services and operations for FY 2025
School District LevyVariesAdditional assessment for local school funding (included in base rate)
Municipal ServicesVaries by districtFire protection, water/sewer services where applicable
Special AssessmentsVaries by locationRoad districts, lighting districts, other local improvements

Note: The 3.28% rate applies to fiscal year 2025 and represents the annualized rate for the base county levy. Properties located within incorporated municipalities or special service districts will have additional assessments that increase the effective tax rate. Property owners should verify their specific rate by checking with the Greenbrier County Assessor's Office, as rates can vary significantly based on geographic location within the county.

Special district variations are common throughout Greenbrier County, particularly in areas with enhanced fire protection services, municipal utilities, or special road maintenance districts. These additional levies are applied on top of the base county rate and can add 0.5% to 2% or more to the effective property tax rate.

Section 3

When Are Property Taxes Due?

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

First Installment
Sep 1
Delinquent after Dec 10
Second Installment
Mar 1
Delinquent after Apr 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 property taxes in Greenbrier County are additional tax assessments that occur when there are changes to property ownership, new construction, or improvements made to existing properties during the tax year. These taxes are calculated based on the increased assessed value and are prorated for the portion of the tax year remaining after the triggering event occurs.

The most common triggers for supplemental taxes include: completion of new construction or major renovations, subdivision of property, change in property use (such as residential to commercial), or correction of assessment errors discovered during the tax year. When new construction is completed, the additional assessed value is added to the tax roll, and the property owner receives a supplemental tax bill for the remaining months of the current fiscal year.

For example, if a property owner completes a $100,000 home addition in October and the addition increases the assessed value by $80,000, they would receive a supplemental tax bill for the remaining five months of the fiscal year. Using the base rate of 3.28%, the supplemental tax would be approximately $1,093 ($80,000 × 0.0328 × 5/12 months), due within 30 days of the supplemental assessment notice.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value: $180,000 (60% assessment ratio)
  • Homestead Tax Credit Applied: -$20,000 (requires application)
  • Net Taxable Value: $160,000
  • Annual Tax: $5,248 ($160,000 × 3.28%)
  • Monthly Escrow: $437

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value: $360,000 (60% assessment ratio)
  • Homestead Tax Credit Applied: -$20,000 (requires application)
  • Net Taxable Value: $340,000
  • Annual Tax: $11,152 ($340,000 × 3.28%)
  • Monthly Escrow: $929

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value: $600,000 (60% assessment ratio)
  • Homestead Tax Credit Applied: -$20,000 (requires application)
  • Net Taxable Value: $580,000
  • Annual Tax: $19,024 ($580,000 × 3.28%)
  • Monthly Escrow: $1,585

Note: All tax credits require separate applications and are not automatically applied. Additional special district taxes may apply depending on property location within Greenbrier County.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Greenbrier County require property tax escrow accounts for borrowers with less than 20% equity in their homes. Lenders collect monthly escrow payments along with principal and interest, depositing these funds into a separate escrow account specifically designated for property taxes and insurance. The monthly escrow amount is calculated by dividing the annual property tax bill by 12 months, often with an additional buffer to account for potential tax increases.

Property taxes in Greenbrier County are due March 31st each year, and mortgage companies typically make payments directly to the Greenbrier County Sheriff's Tax Office on behalf of homeowners. Lenders usually pay these taxes in late February or early March to ensure timely payment and avoid late penalties. Property owners with escrow accounts receive annual escrow statements showing deposits, payments made, and any account adjustments needed for the following year.

Homeowners should verify that their mortgage company has made timely tax payments by checking with the Greenbrier County Sheriff's Tax Office or reviewing their annual escrow statement. If there's an escrow shortage due to increased property values or tax rate changes, lenders may require additional monthly payments or a lump-sum payment to bring the account current. Property owners can also choose to pay property taxes directly if they have sufficient equity and prefer to manage these payments themselves.

How HonestCasa Helps
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Section 6

Frequently Asked Questions

Q: When are property taxes due in Greenbrier County for fiscal year 2025? A: Property taxes are due March 31st for both real estate and personal property taxes. This deadline applies to the current fiscal year 2025 tax bills.

Q: What tax credits are available and do they require applications? A: The primary tax credit available is the Homestead Tax Credit, which provides up to $20,000 in assessed value reduction for owner-occupied homes. This credit requires a separate application and is NOT automatically applied. Additional credits may be available for seniors, veterans, or disabled persons, all requiring individual applications.

Q: How does the Homestead Tax Credit work? A: The Homestead Tax Credit reduces your assessed value by up to $20,000, which caps annual assessment increases rather than reducing market value. You must apply for this credit through the Greenbrier County Assessor's Office, and it doesn't happen automatically upon purchase.

Q: How often are properties reassessed in Greenbrier County? A: West Virginia follows a statewide reappraisal cycle, with properties typically reassessed every 3-5 years. However, the county assessor can adjust individual property assessments annually based on market changes, improvements, or corrections.

Q: What happens if I pay my property taxes late? A: Late payments incur penalties and interest charges. After March 31st, unpaid taxes begin accruing interest, and the property may eventually be subject to tax lien proceedings if taxes remain unpaid.

Q: Can I pay property taxes online? A: Yes, property taxes can be paid online through the Greenbrier County Sheriff's Tax Office website. You can also pay in person, by mail, or through authorized payment centers.

Q: How do special district taxes affect my bill? A: Special district taxes are additional assessments for services like fire protection, road maintenance, or municipal services. These vary by location within Greenbrier County and are added to the base 3.28% county rate.

Q: How do I appeal my property assessment? A: Property assessment appeals must be filed with the Greenbrier County Board of Equalization and Review within 30 days of receiving your assessment notice. You'll need to provide evidence supporting your claim that the assessed value is incorrect.

Q: Are there tax credits for seniors or veterans? A: West Virginia offers various tax relief programs for seniors, veterans, and disabled individuals. These programs require separate applications and have specific eligibility requirements. Contact the Greenbrier County Assessor's Office for current program details and application deadlines.

Q: What personal property is subject to taxation? A: Personal property taxes apply to vehicles, boats, motorcycles, and business equipment. Like real estate taxes, personal property taxes are also due March 31st and can be paid through the Sheriff's Tax Office.

Verified Sources

Backed by 10 Official Government Sources

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

01
State
Unaudited Financial Statements With Other ...wvbti.gov
02
Tax Doc
CLASSIFIED ASSESSED VALUATIONS TAXES LEVIEDtax.wv.gov
03
Greenbrier Excess Levy - 2029.pdfwvde.us
04
County
The Greenbrier owes $5.8 million in county & state taxes  - Real WVtherealwv.com
05
County
Assessor - Greenbrier County Official Websitegreenbriercounty.net
06
County
Greenbrier County Property Records | Owners, Deeds, Permitswestvirginia.propertychecker.com
07
Tax Doc
article 6b. homestead property tax exemption.wvlegislature.gov
08
State
West Virginia Real Estate Taxesnacdashboard.nara.gov
09
Tax Doc
Property Tax Exemptions - West Virginia Tax Division - WV.govtax.wv.gov
10
bhm cpa group, inc.cityofroncevertewv.gov
All sources verified as of 2025 Tax Year

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