FAQ's

Some Answers for the Property Owner
who wants to know . . .


Is there a tax break for agricultural property?

Yes, SC Law provides for a substantial tax break on agricultural real property which is actually used for a bona fide agricultural use. There are two parts to this benefit. First, if qualified, the property's taxable value is based on "Use Value", which is less than the property's "Market Value". The "Use Value" is based on the productive capability of the soil type or types of the property. Second, the assessed value is 4% of the "Use Value", unless the property is owned by a corporation with ten (10) or more stockholders, then the applicable ratio is 6%.

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What must an agricultural real property owner do to get this tax benefit?

The owner must file an application with theBeaufort County Assessor. The filing period is January 1 through January 15 of the following year. Once the initial application is filed, it will automatically be renewed each year until there is a change in the property use/or a change in title. If a new application is required, one will be mailed on each previously qualified property to the owner's last known address. It is the owner's responsibility to make sure applications are timely filed.

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Is there a tax break for individuals 65 or older/100% disabled?

YES, contact the Beaufort County Auditor at 843-255-2500 for details about the HOMESTEAD Exemption.

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Is there a tax break available to full-time residents?

Yes, State Law provides for a 4 percent property assessment ratio on primary residences. 

Effective for property tax years beginning after 2006 and to the extent not already exempt for Homestead purposes, one-hundred percent (100%) of the Fair Market Value of owner-occupied residential property eligible for and receiving the Special Assessment Ratio of 4% is EXEMPT from all property taxes imposed for school operating purposes but does not include millage imposed for debt purposes.  This is an automatic exemption granted to homeowners who have qualified for and received the special assessment ratio of 4%.

Application for the Special Assessment Ratio of 4% is available online at the Assessor’s website at  www.bcgov.net

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What must the owner do to qualify his home for this tax break?

The owner must file an application with the County Assessor. The filing period is January 1 through January 15 of the following tax year. This allows one year and fifteen days for filing. Once the initial application is filed, it will automatically be renewed every year, unless there's a change in address or a change in property's use. In accordance with the law, you must notify the Assessor within six months if you change your residency. When a new application is required, one will be mailed for each previously qualified residence to the owner's last known address.

 

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Property Transferred into Trusts

The 4% Special Assessment ratio will be removed from properties transferred into a trust.  However, state law provides that if residential real property is held in a trust and the income beneficiary of the trust occupies the property as their primary residence, the property may qualify for the 4% special assessment ratio.  A new application is required in order to be reconsidered for the 4% Special Assessment ratio for tax year 2010.  ADDITIONALLY, all applicant(s) must show proof they are the income beneficiaries to the trust by submitting the trust for review at one of our offices. 

It is the owner's responsibility to make sure the initial application and future applications are filed on time.State law permits County Council to extend the filing deadline if an owner can show good and reasonable cause for filing late. The late application must be filed with a petition stating "satisfactory" reason and "reasonable cause" for not filing by the January 15 deadline.

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What is "THE MULTIPLE LOT DISCOUNT?"

(SC Code of Law Section 12-43-225)

There is a discount available for subdivided land, when certain qualifications are met. This discount is known as "The Multiple Lot Discount" or "The Developer Discount".

To qualify, the original plat must have contained at least 10 lots.  Any lots applied for must be unsold or unimproved as of Jan. 1st of the tax year in which the discount is sought.  Application must be received in the Assessor’s office no LATER than May 1st of the tax year in which the discount is sought. 

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What is Market Value?

Market Value is the estimated amount for which a property should exchange on the date of valuation between a willing buyer and a willing seller in an arms-length transaction after proper marketing wherein the parties had each acted knowledgeably, prudently, and without compulsion.

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When is fair market value determined?

 

For property tax years beginning after 2006, the fair market value of real property is its fair market value applicable for the later of:

              Appraised value applicable for property tax year 2007, or

              As determined on an Appeal, or

              As determined in a countywide reassessment program but limited to a 15%

              increase within a five year period to the otherwise applicable fair market value,

             

             or

             December 31st of the year in which an assessable transfer of interest

             (Point of Sale)has occurred.            

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What is an Assessable Transfer of Interest?

 

An Assessable Transfer of Interest (ATI) means a transfer of an existing interest in real property that subjects the property to appraisal.  The date of the appraisal is December 31st of the year of transfer and represents the fair market value for property tax purposes following December 31st.  Some examples are:  Conveyance by deed, by land contract, conveyance to a trust, distribution from a trust or under a will.  For additional information, contact the Beaufort County Assessor.

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Why is the Assessor Using  2007 Market Value on Appeal Notification Letters When Property Values are Declining?

Originally scheduled for 2008, the one-year delay in reappraisal implementation does not change the effective date of market value as state law requires that property valuations be completed at the end of December of the fourth year of the scheduled five year reappraisal cycle.  This pinpoints the market value date to be December 31, 2007.  Exceptions to the December 31, 2007 date are property sales, wherein market value is determined as of the end of December of the sale year.  For example, sales in calendar year 2009 will be valued as of December 31, 2009.  Again, this is in accordance with state law (Act 388). 

             

Our employees are well aware what has occurred to market values in Beaufort County in 2008, 2009 and 2010. The unprecedented decline in value contradicts what was typical in past reassessment years when property values increased substantially and the assessor’s value stayed the same until the next scheduled reassessment.  In the past, static property tax appraisals were the norm, but now valuations determined prior to the depression in real estate values presents issues never addressed before by assessment jurisdictions around the country. 

             

The notification letter we mail to each and every taxpayer who appealed is our review and analysis of market value as of December 31, 2007.  Data subsequent to the effective date of the appraisal was used to confirm reasonable trends as of that date. This effective date (12/31/2007) of value for our market value estimate, except for point of sale properties (Assessable Transfer of Interest) in 2008 and 2009, is the same date of value used in determining market value for all properties in Beaufort County.

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How are appraisals determined?

Both mass appraisal and single-property appraisal are systematic methods for arriving at estimates of value. The scope and quality of the mass appraisal is measured with statistics developed from sales for the entire area appraised using the Assessor’s valuation model. For more information contact the commercial or residential appraisal departments of the Assessor’s office at 843-255-2400.

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When is the next reappraisal/reassessment?

The next reappraisal is in 2013.  Originally scheduled for 2008, the last reappraisal was done in 2009.

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I no longer own this property.  What should I do with the tax notice?

If ownership transferred in current year, forward tax notice to new owner or contact closing attorney for advice. If ownership transferred after January 1st, the new owner will be updated to Assessor file for the following tax year. If ownership transferred last year, call the Beaufort County Assessor’s office at 843-255-2400.

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What is an assessment ratio?

The assessment ratio is simply a percentage (usually 4% or 6%) which is multiplied by the appraised value or the use value of a property to determine the assessed value.

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What is millage?

Millage is a term used to describe the rate of taxes levied. A mill is one dollar per one thousand dollars of assessed value.

$1 of Tax
$1,000 Assessed Value = $.001 = 1 Mil

County Council and the County Auditor determine the annual millage rate. The millage rate to be levied is determined by dividing the amount of revenue needed to fund the annual budget by the total assessed value.

Budget = $10,000,000
Assessed Value $200,000,000 = .050 = 50 Mills

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How Do I Change my Mailing Address?

Send your request for address change to the Beaufort County Assessor, PO Box 458, Beaufort, SC 29901.  If you need additional information please call the Assessor’s office at 843-255-2400.

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Names are misspelled on tax notice, how do I correct this?

Refer to your deed.  If the names are correct on the deed, call the Beaufort County Assessor’s office at 843-255-2400.  If the names are spelled incorrectly on the deed; contact attorney to record corrective deed at the Beaufort County Register of Deeds office.

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I received a rollback tax notice(s).  What is it for? 

When real property is valued, assessed and taxed as agricultural use and the use changes to other than agriculture, the property is subject to additional taxes. The rollback tax is the difference between the taxes paid on the valuation as agriculture property and the tax amount(s) based on the assessor’s market value. A rollback tax is a current year tax based on prior year levies and payable as a current tax subject to specific due dates shown on the enclosed bill. Please read the tax notice for these important dates.  Real property is subject to rollback taxes up to 5 years immediately proceeding the year the property use changed. 

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When are real estate taxes due?

January 15th to avoid penalties.

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I never received my tax notice?

Call the Beaufort County Assessor’s office at 843-255-2400.

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Beaufort County, SC - Assessor's Office