Property Tax at Connestee Falls

The 2025 Revaluation Context

Transylvania County completed a 2025 property revaluation cycle that reset all property values to 100 percent of current market value. The county noted this revaluation was required to bring assessments in line with the significant appreciation in western NC mountain property values over the prior revaluation cycle. Buyers purchasing Connestee Falls property after the 2025 revaluation are buying on values that already reflect current market pricing -- there is no substantial gap between assessed value and actual sale price to exploit, as there sometimes was under pre-revaluation assessed values that lagged the market by years.

The current Transylvania County tax rate is $0.4105 per $100 of assessed value. This is a competitive rate compared to other mountain NC counties -- comparable to Iredell County (Lake Lookout, $0.50) and lower than the combined Buncombe County/Asheville rate (Beaver Lake, ~$0.997). It is slightly higher than Polk County (Lake Adger, $0.4277 -- ranked among NC's 16 lowest) and meaningfully higher than Jackson County (Bear Creek Lake, $0.32). Within the Connestee Falls community, there is no county-wide zoning outside the Town of Rosman and the City of Brevard ETJ areas -- making the POA covenants and architectural standards the primary governance layer for most community properties.

The ETJ Question

Most Connestee Falls properties are in unincorporated Transylvania County and pay the county rate only. The City of Brevard has an extraterritorial jurisdiction boundary that extends beyond the incorporated city limits, and properties within the ETJ may be subject to Brevard city planning regulations and in some cases additional tax obligations. The Connestee Falls community entrance is approximately four miles from downtown Brevard, and the community spans a large area -- it is possible that a small number of Connestee parcels near the community's Brevard-facing edge fall within the ETJ. Confirm the specific tax district for any parcel you are considering with Transylvania County Tax Administration before finalizing budget calculations. Most buyers will confirm county-only tax status, but this is worth verifying rather than assuming.

Annual Tax at Representative Price Points

At $0.4105 per $100: a $400,000 home generates approximately $1,642 per year in property taxes. A $600,000 home generates approximately $2,463. An $800,000 home generates approximately $3,284. A $1,000,000 home generates approximately $4,105. A $1,500,000 estate generates approximately $6,158. These county-only figures are add-on to the $4,075 annual HOA assessment but are significantly lower than the Bear Lake Reserve combined cost picture or the Beaver Lake combined tax rate. Transylvania County bills are due in January; the county offers early payment discounts for payments made by August of the tax year -- confirm current discount schedule with the Tax Administration office.

Senior Exemption

North Carolina's Elderly or Disabled Homestead Exclusion applies to Transylvania County property tax bills for qualifying owners aged 65 or older with income at or below $37,900 annually. The exclusion removes the greater of $25,000 or 50 percent of assessed value from the taxable base. At a $700,000 Connestee home, the 50 percent exclusion reduces the taxable base to $350,000 and the annual tax from approximately $2,874 to approximately $1,437 -- saving approximately $1,437 per year. Applications are due June 1 with Transylvania County Tax Administration. Given the community's median resident age of 68, this exemption likely benefits a significant portion of current Connestee property owners.