Are you comparing homes in Leland and Wilmington and wondering why the property tax numbers look different? You are not alone. Taxes can shift your monthly payment more than you expect, and the rules are not always obvious at first glance. In this guide, you will learn how North Carolina property taxes are calculated, what changes between Brunswick and New Hanover counties, and how to estimate your bill before you make an offer. Let’s dive in.
How NC property taxes work
North Carolina property taxes are set by counties and by municipalities. Your total bill usually combines the county rate plus any town or special district rates that apply to your parcel. Assessors aim to value property near market value, and that assessed value is used to calculate taxes.
You can estimate your annual tax using a simple formula:
- Annual tax = (Assessed value ÷ 100) × combined tax rate
The combined tax rate is expressed as dollars per $100 of assessed value. Your assessed value might not match your recent purchase price right away. That can change with county revaluation cycles or an appeal.
Leland vs Wilmington: what actually changes
- Location within a town: A home inside the Town of Leland pays Brunswick County tax plus Leland’s municipal rate. A home in Wilmington pays New Hanover County tax plus the City of Wilmington’s rate. Homes outside town limits typically pay only the county rate plus any special districts.
- Special districts and fees: Some areas include fire districts or other service fees that add to the combined rate. Always confirm what districts apply to a specific parcel.
- Market value differences: New Hanover County includes many central Wilmington neighborhoods with higher sale prices. Even with similar rates, higher prices can mean higher total taxes.
- Assessment timing: Each county follows its own revaluation schedule. That timing affects how closely the assessed value tracks current market conditions.
The bottom line: Comparing Brunswick and New Hanover is a parcel-by-parcel exercise. The town line and any special districts often make the biggest difference.
How to estimate your annual tax
Use the formula with the latest assessed value and the combined rate for the address you are considering. Here is a simple example with placeholder numbers to show the math:
- Assessed value: $400,000
- County rate: $0.55 per $100 (example)
- Municipal rate: $0.35 per $100 (example)
- Combined rate: $0.90 per $100
- Estimated annual tax: ($400,000 ÷ 100) × 0.90 = $3,600
Your actual rate and assessed value may differ. Always confirm current rates for the correct tax year before you finalize your budget.
What to check before you write an offer
- Confirm the parcel’s county, town limits, and any special districts.
- Look up the current combined rate for that parcel (county plus town plus districts).
- Review the assessed value and the county’s last revaluation year.
- Ask for the past 2 to 3 years of tax bills to spot changes.
- Check for recent or pending bonds or special assessments that could increase taxes.
- Verify any exemptions currently applied to the property and whether the new owner must reapply.
- Add estimated escrow and closing prorations to your monthly payment comparison.
Exemptions and relief you might qualify for
North Carolina offers relief that can lower a qualified homeowner’s bill. These programs are administered by the county and require an application and documentation.
- Disabled veterans’ relief: There are significant benefits for eligible veterans with service-connected disabilities. In some cases the exclusion can cover up to the full tax on a primary residence, based on program rules.
- Elderly or disabled homeowner programs: Some counties offer partial exemptions, freezes, or deferrals with income and eligibility criteria.
- Surviving spouse provisions: Certain benefits may extend to a qualifying surviving spouse.
If you expect to qualify, apply soon after closing. These exemptions are not automatic and have strict deadlines.
Appeals, assessments, and timing
You have the right to appeal the assessed value if it does not reflect market value. Most counties start with an informal review, then a formal appeal to a county board. Keep your closing documents and comparable sales as support. Appeals are time-sensitive, so check county timelines and forms early.
Closing and first-year tax logistics
- Prorations: At closing, taxes are typically split between buyer and seller based on the closing date and local practice. Your closing agent will calculate this.
- Escrow: Most lenders require a tax escrow. Plan to fund several months of taxes at closing to start the escrow account.
- Tax certificates: Your title or closing team will confirm any unpaid taxes or liens tied to the property. Make sure you know what is paid at closing and what remains in your name going forward.
Budget for both the annual tax and the initial escrow deposit. That helps you compare monthly costs accurately across Leland and Wilmington options.
How we help you compare taxes
You want a clear, apples-to-apples view before you decide. Our team sets up side-by-side estimates using assessed values, current combined rates, and likely escrow amounts for each property on your shortlist. We also flag exemptions you may qualify for and point you to the correct county resources and timelines.
If you are weighing Leland, Wilmington, or a nearby beach town, we will help you see the full picture so your choice fits your lifestyle and your budget.
Ready to compare specific homes? Connect with the team at Living By The Coast Realty Group for a personalized walkthrough of taxes, neighborhoods, and total monthly costs.
FAQs
How do property taxes differ between Leland and Wilmington?
- Leland homes pay Brunswick County tax plus the Town of Leland rate if inside town limits, while Wilmington homes pay New Hanover County tax plus the City of Wilmington rate; special districts can also apply to either.
How can I estimate my property tax before making an offer?
- Use Annual tax = (Assessed value ÷ 100) × combined rate, then confirm the county, town, and any district rates for that parcel and apply them to the current assessed value.
Do tax exemptions transfer to me when I buy a home?
- Most exemptions do not transfer automatically; you typically need to apply with the county after closing and provide documentation to qualify.
Can I appeal my assessed value in North Carolina?
- Yes, you can request an informal review and then a formal appeal to the county board, but deadlines and steps vary by county, so check timelines early.
Will my mortgage payment include property taxes?
- Many lenders require an escrow account for taxes, which adds a monthly amount to your payment; you will also fund several months of taxes into escrow at closing.
