A new property tax amendment has passed North Carolina's statewide vote, and homeowners in Highlands and Cashiers have good reason to take a closer look. The measure calls for limits on how much local governments can increase property tax levies, but the exact rules still need to be written. At the same time, property assessments are changing on different schedules across the two communities.
For mountain homeowners, especially those with second homes, luxury properties, or substantial acreage, understanding your assessment and annual expenses is an important part of planning ahead. Here's what the North Carolina property tax amendment could change, what remains undecided, and how to get clearer numbers for your property.
North Carolina's Property Tax Vote: What Actually Changed?
In the November 3, 2026 election, North Carolina voters approved a constitutional amendment requiring limits on property tax increases by local governments.
Under House Bill 1089, Session Law 2026-5, the General Assembly must establish limits on increases in local property tax levies, with the ability to create exceptions.
There are three important details:
- No specific percentage cap has been established. Lawmakers must determine the limits through future legislation.
- Individual tax bills are not automatically reduced. Property assessments and applicable tax rates still influence what owners pay.
- Implementation is still developing. The constitutional amendment takes effect upon certification, while the practical levy restrictions require additional legislation.
For Highlands and Cashiers homeowners, the best approach is to continue reviewing current county assessments and tax rates while watching for legislative updates.
Highlands and Cashiers Have Different Property Tax Timelines
One of the first things we recommend checking is which county administers your property's taxes. Highlands is primarily associated with Macon County, while Cashiers is in Jackson County, and the two counties follow different reassessment schedules.
Highlands: Macon County's 2027 Reappraisal
Macon County is preparing for a 2027 countywide property reappraisal. The county's tax department has published information about the upcoming process, which will involve reviewing real property values for taxation.
For Highlands homeowners, this is a useful time to check existing property records, including square footage, acreage, improvements, and current assessed value. A new assessment can affect the taxable value of your property, while the final bill will also depend on the applicable tax rates.
Cashiers: Jackson County's Next Reappraisal
Jackson County completed a general reappraisal effective January 1, 2025, and its adopted schedule identifies the next general reappraisal for January 1, 2029. The county can still update individual property records when circumstances such as new construction or improvements require adjustments.
For Cashiers owners, reviewing the current assessment and any subsequent improvements is a practical starting point. The Jackson County Tax Administration provides property records, assessment information, and tax collection resources.
Could the Amendment Lower Your Highlands or Cashiers Property Taxes?
The amendment creates a requirement for future limits on local property tax levy increases. It does not establish a cap on individual home values or guarantee a particular reduction in your annual bill.
Your property tax calculation involves three separate pieces:
- Assessed value: The value assigned to your property for tax purposes.
- Tax rate: The applicable rate established by local taxing authorities.
- Tax levy: The total property tax revenue a local government raises.
The distinction becomes especially useful when reviewing luxury mountain homes. Two properties with similar asking prices can have different assessed values, land characteristics, and taxing jurisdictions.
The amendment's eventual effect will depend on the limits lawmakers adopt and any exceptions included in the legislation. For now, homeowners should base their budgets on current assessments and adopted local tax rates.
Buying a Second Home? Review the Full Ownership Budget
Property taxes are one part of owning a mountain retreat, and the expenses can vary considerably between properties in Highlands and Cashiers. Location, acreage, private roads, community amenities, and maintenance arrangements all deserve a closer look.
When helping you compare second homes in Highlands and Cashiers, we recommend reviewing the following expenses:
- Property taxes: Check the current assessment, applicable tax districts, and any upcoming reappraisal.
- Insurance: Obtain quotes based on the home's construction, location, coverage needs, and replacement costs.
- HOA or community dues: Review assessments, included services, and planned capital projects.
- Maintenance: Budget for landscaping, drainage, roof care, heating systems, and seasonal property management.
- Private club expenses: Confirm membership costs and requirements directly with the applicable club.
These details are particularly useful when comparing a home near downtown Highlands with a larger property in a private Cashiers community. We can help you evaluate each property's characteristics and how the ownership responsibilities fit your plans.
Five Steps to Take Before Your Next Property Tax Bill
There's plenty you can do now while the state develops its new property tax limits. We recommend starting with your property's existing records and working through these five checks.
1. Find Your Property's Tax Records
Visit the appropriate county tax department and search for your parcel using the address or parcel identification number. Macon County provides property searches and tax records, while Jackson County offers parcel maps and assessment information.
2. Check Your Property Details
Confirm the recorded acreage, building size, improvements, and ownership information. Errors in these details deserve attention because the county uses property records when determining assessed values.
3. Review Reappraisal Notices and Appeal Deadlines
Macon and Jackson counties have different reassessment schedules and appeal procedures. Review the notices issued for your property and contact the county tax office if you believe the assessment contains an error.
4. Compare Taxes Before Purchasing
Ask for the current tax bill, identify the applicable tax jurisdictions, and check whether the assessed value reflects recent improvements. When you're exploring homes in Highlands and Cashiers, we can help you compare property characteristics and ownership expenses while the county tax office addresses assessment questions.
5. Watch for New State Legislation
The exact property tax levy limits will depend on additional laws passed by the General Assembly. Follow the North Carolina General Assembly for updates before incorporating potential tax changes into your long-term financial plans.
Plan Your Highlands or Cashiers Purchase With Clearer Numbers
North Carolina's property tax vote introduces a future change to local tax policy, and the details are still taking shape. Meanwhile, Highlands and Cashiers homeowners can get ahead by reviewing their assessments, understanding county schedules, and checking the expenses associated with their individual properties. Those steps are useful whether you own a year-round residence, a seasonal retreat, or a luxury home in a private community.
We've been helping buyers and sellers throughout the Highlands-Cashiers Plateau since 2003, and we know how different mountain properties can be. A home near downtown Highlands offers a different ownership experience from a private estate in Cashiers, with considerations involving accessibility, land, maintenance, and community amenities. Our team can help you compare those details and understand the local market before making your next decision.
Ready to talk about buying or selling in Highlands or Cashiers? Contact Berkshire Hathaway HomeServices Meadows Mountain Realty, and let's discuss your property goals, the costs worth reviewing, and the options that fit how you want to enjoy mountain living.
FAQs About North Carolina Property Taxes
Did North Carolina voters approve the property tax amendment?
Yes. Voters approved the amendment in the November 3, 2026 election. It takes effect once the State Board of Elections certifies the results, and lawmakers must still set the specific levy limits through future legislation.
Will my Highlands property taxes decrease in 2027?
The amendment does not guarantee lower individual tax bills. Macon County's scheduled 2027 reappraisal and applicable tax rates will be important considerations when reviewing your future expenses.
Are Cashiers properties affected by the same amendment?
Yes. The statewide amendment applies to North Carolina local governments, including Jackson County, although the specific levy limits remain undetermined.
Do second-home owners qualify for a special property tax reduction?
The amendment does not establish a specific second-home exemption or reduction. Property owners should check existing county assessment rules and any applicable state property tax relief programs.
This article is for general information only and is not tax, legal, or financial advice. For questions about a specific property, contact the county tax office or a qualified tax professional.
About Berkshire Hathaway HomeServices Meadows Mountain Realty
Berkshire Hathaway HomeServices Meadows Mountain Realty has been a leading luxury real estate brokerage since 2003, with offices in both Highlands and Cashiers. Our agents bring firsthand knowledge of these mountain communities, helping buyers and sellers understand property values, neighborhood characteristics, and the practical details associated with luxury mountain homeownership.
We help second-home buyers compare Highlands and Cashiers based on how they plan to enjoy their time here, from downtown convenience and nearby trails to private club communities and peaceful mountain settings. Our goal is to help you find a property that fits your lifestyle while providing the local guidance you need throughout the buying or selling process.
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