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Delaware's once-in-forty-years reassessment wave has already passed.
An appeal cannot realistically help most owners here. All three counties recently completed court-ordered reassessments after decades of frozen values. That wave of appeals is over, and the next one isn’t on any horizon.
So Delaware decides these on market value, which means the evidence is recent sales of genuinely comparable homes. What really matters is whether that whole set of sales sits below your assessed value. If they bracket your assessment instead of falling under it, boards usually side with the assessor, because nothing's been clearly disproved.
Now a few things lose almost everywhere. Comparing your assessment to a neighbor's assessment usually doesn't count where the argument's market value. One sale on its own can pretty easily be dismissed as an outlier. And the size of your increase, or the size of your bill, isn't really evidence about what your home's worth.
Deadlines here are set locally rather than by one statewide date, so the one that binds you is printed on your own assessment notice.
And that notice is really the thing to go find today, honestly. It's what starts your clock, it's usually a much shorter window than people expect, and there's no getting it back once it's gone.
First, look up your own record. Each of Delaware's three counties sets values, and all three recently finished their first full reassessment in decades. Your county's website shows your home's new value.
Next, know where to file. In New Castle County you appeal to the Board of Assessment Review, it's free, and the deadline's March 14 each year for the following tax year. A paper appeal has to arrive by then, so the postmark doesn't count. Kent and Sussex counties set their own dates, so check yours.
Then bring the evidence that wins here. Delaware decides these on market value as of the reassessment date, so the evidence that really counts is sales of genuinely similar homes close to that date.
Also, check your exemptions. If you're 65 or older, the state's senior school property tax credit takes money off the school part of your bill. You apply by April 30, and it can't be applied to past years. Disabled veterans have their own credit.
Honestly, probably nothing. We'd rather tell you that than sell you a packet that can't work. If you want to be certain, pull your own assessment notice and look at whether the value you're taxed on is anywhere close to what your home would actually sell for. Where the two are far apart because of a cap, an appeal on the market value doesn't reach your bill.
But if the rules in Delaware change we'll notice, because we re-screen the states we've turned down.
Here's the check you can run yourself in about five minutes, and it works anywhere. Pull your assessment notice and find two numbers on it. One is the market value the assessor believes your home is worth. The other is the value your tax bill is actually calculated on. In a state with a cap, those two drift apart over the years, and that gap is exactly why an appeal against the first number never reaches the second one.
If the two numbers are the same, or close to it, then a cap is not your problem and our answer here may be wrong for your situation. Please write and tell us if so, because we would rather fix a page than keep telling somebody the wrong thing.
We've screened all fifty states and DC on the same two questions. Does winning a lower market value actually lower your bill, or is there a cap sitting in between? And can you even put the evidence together from public records?
This comes from our own fifty-state screen, where we checked each state's cap, whether sale prices are public, whether there's an argument based on assessed values, and how many appeals actually get filed. Where we've quoted an appeal count, it's from the state or county that published it. If you spot an error, please write to hello@propertytaxbuddy.com and we'll correct it and say what changed.