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Updated 2025 Tax Year

Roane County
Property Tax Guide

Everything you need to know about property taxes in Roane 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% of assessed value for fiscal year 2025, varies by location due to special districts
Exemptions
4+ Available
Section 1

How Property Tax Works

Roane County, West Virginia operates on a property tax system that serves as a primary funding source for essential local services including public schools, county government operations, emergency services, and infrastructure maintenance. Property taxes are assessed annually based on the appraised value of real estate and personal property, with the current tax rate for fiscal year 2025 set at 3.28% of assessed value.

It's important to note that actual tax rates can vary by location within Roane County due to special taxing districts, municipal assessments, and local improvement districts. Property owners should verify their specific rate based on their exact location and any applicable special district levies. The county follows West Virginia's semi-annual payment system, making property taxes more manageable for homeowners while ensuring steady revenue flow for county operations.

Section 2

What Makes Up Your Tax Bill

ComponentRateDescription
Base County Levy3.28%FY 2025 combined county and school levy rate
Special DistrictsVariesFire districts, water/sewer districts (location-dependent)
Municipal TaxesVariesAdditional levies for incorporated areas
Bond AssessmentsVariesSchool bonds and infrastructure improvements

Note: The 3.28% rate represents the base county-wide levy for fiscal year 2025. Property owners in special taxing districts, municipal areas, or locations with active bond assessments may see additional charges on their tax bills. Contact the Roane County Assessor's Office to determine your exact tax rate based on your property's specific location and applicable district levies.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Roane 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 Roane County are additional property tax assessments that occur when there are changes to property ownership, value, or use outside of the regular annual assessment cycle. Common triggers include new construction completion, property transfers, improvements that increase value, or corrections to previous assessments.

When supplemental taxes are levied, they are calculated based on the current tax rate applied to the change in assessed value, prorated for the remaining portion of the tax year. For example, if a $50,000 home addition is completed in January, the supplemental tax would be calculated as: $50,000 × 3.28% = $1,640 annual increase, but prorated for the months remaining in the tax year. Property owners typically receive supplemental tax bills separately from their regular property tax statements and should budget accordingly for these additional assessments.

Example Calculation

Example 1: $300,000 Home

  • Assessed Value: $300,000
  • Less: Homestead Credit (if eligible): Varies based on assessment cap
  • Net Taxable Value: $300,000 (assuming no credits applied)
  • Annual Tax: $300,000 × 3.28% = $9,840
  • Monthly Escrow: $820

Example 2: $600,000 Home

  • Assessed Value: $600,000
  • Less: Homestead Credit (if eligible): Varies based on assessment cap
  • Net Taxable Value: $600,000 (assuming no credits applied)
  • Annual Tax: $600,000 × 3.28% = $19,680
  • Monthly Escrow: $1,640

Example 3: $1,000,000 Home

  • Assessed Value: $1,000,000
  • Less: Homestead Credit (if eligible): Varies based on assessment cap
  • Net Taxable Value: $1,000,000 (assuming no credits applied)
  • Annual Tax: $1,000,000 × 3.28% = $32,800
  • Monthly Escrow: $2,733

Note: Tax credits such as the Homestead Exemption require separate application and are not automatically applied. Credits may reduce your final tax bill but require annual filing with the county assessor.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Roane County require property tax escrow accounts, where monthly payments are collected along with your mortgage payment to cover property taxes. Lenders typically collect 1/12 of your annual property tax bill each month, plus a cushion amount allowed by federal law. Your escrow account is analyzed annually, and payments may be adjusted based on actual tax bills and account balance.

Property taxes are paid by your lender directly to the Roane County Sheriff's Office according to the county's payment schedule: first installment due September 1st and second installment due March 1st of the following year. It's important to review your annual escrow analysis statement to ensure adequate funds are being collected, especially after reassessments or rate changes. Property owners should verify that their lender is making payments on time to avoid penalties and interest charges.

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 Roane County property taxes due for FY 2025? A: The first installment is due September 1, 2024, and the second installment is due March 1, 2025. Tangible personal property taxes are due February 1, 2025.

Q: What tax credits are available and do they require application? A: The Homestead Exemption is the primary tax credit available, potentially reducing assessable value by up to $20,000-$40,000. This credit requires annual application and is NOT automatic - you must file with the county assessor.

Q: How does the Homestead credit work? A: The Homestead credit caps annual assessment increases rather than reducing market value. It limits how much your assessment can grow year-over-year, providing tax stability. You must apply annually - it's not automatically applied.

Q: How often are properties reassessed? A: West Virginia conducts property reassessments periodically. Contact the Roane County Assessor's Office for the current reassessment schedule and appeal deadlines.

Q: What are the penalties for late payment? A: Late payments incur interest and penalty charges. Contact the Roane County Sheriff's Office for specific penalty rates and payment options.

Q: Can I pay property taxes online? A: Check with the Roane County Sheriff's Office for available online payment options and accepted payment methods.

Q: How do special district taxes work? A: Properties in fire districts, water/sewer districts, or other special taxing areas pay additional levies beyond the base 3.28% rate. These vary by location within the county.

Q: Who do I contact for assessment appeals? A: Assessment appeals should be directed to the Roane County Assessor's Office. There are specific deadlines for filing appeals after receiving assessment notices.

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
Assessor of Propertyroanecountytn.gov
03
Tax Doc
Property Tax Rates - West Virginia Tax Divisiontax.wv.gov
04
Tax Doc
Property Tax Due Dates - West Virginia Tax Division - WV.govtax.wv.gov
05
Tax Doc
Property Tax Forms and Publicationstax.wv.gov
06
Tax Doc
Pay Personal Property Taxesapps.wv.gov
07
Tax Doc
article 6b. homestead property tax exemption.wvlegislature.gov
08
JOURNAL HOUSE of DELEGATESwvlegislature.gov
09
Tax Doc
Property Tax Exemptions - West Virginia Tax Division - WV.govtax.wv.gov
10
Tax Doc
Property Tax Modernization Amendmentwvlegislature.gov
All sources verified as of 2025 Tax Year

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