One of the quiet pleasures of retiring to the coast is discovering how gentle North Carolina property taxes for retirees really are compared with the Northeast and Midwest states most of our buyers are leaving. Brunswick County's rate is among the lowest around, the state doesn't tax Social Security, and there are relief programs built specifically for homeowners 65 and older. That said, a few things are worth understanding before you buy — including a countywide revaluation coming in 2027.
We help buyers relocate to Coastal NC every year, so here is the plain-English rundown of how property taxes work here, what you can expect to pay in 2026, and the senior programs that can lower your bill. (This is general information, not tax advice — always confirm the specifics with a CPA or the county tax office before you make a move.)
The Short Version
Property tax is only one piece of the puzzle. When retirees add up the whole picture, North Carolina tends to compare very favorably with the states they're leaving. Here's the quick overview before we zoom in on property taxes specifically.
| Tax | How North Carolina treats it (2026) | Retiree takeaway |
|---|---|---|
| Social Security | Not taxed by the state | Your benefits stay whole at the state level |
| Property tax | Low — ~0.5% to 0.6% effective in Brunswick County | Among the lowest of any coastal retirement market |
| State income tax | Flat 3.99%, scheduled to fall further | 401(k), IRA, and pension income taxed at one low, flat rate |
| Estate / inheritance tax | None | Nothing owed to the state when you pass on your home |
| Sales tax | ~6.75% combined in Brunswick County | Groceries and prescriptions are exempt from state sales tax |
For a fuller relocation breakdown — cost of living, climate, and the move itself — our Coastal NC Guide Book and relocation resources are a good companion to this guide.
If you're coming from a state with complicated assessment rules, North Carolina is refreshingly straightforward. Your county assigns your home an appraised (market) value, and by state law that value is taxed at 100% — there's no fractional "assessment ratio" like some states use. The county (and your town or fire district, if you're in one) then sets a tax rate expressed as a number of cents per $100 of value. Multiply the two and you have your annual bill.
In plain English: Two terms do all the work here. Your appraised value is what the county thinks your home would sell for. A revaluation (or "reappraisal") is the periodic update that brings that value back in line with the current market. Between revaluations your assessed value generally holds steady — which is why the timing of a revaluation matters.
North Carolina law requires each county to revalue at least every eight years, and Brunswick County chooses to do it more often. Its last revaluation took effect January 1, 2023, and the next is set for January 1, 2027.
For the 2025–2026 fiscal year, Brunswick County's base property tax rate is 34.2 cents per $100 of assessed value (0.3420). That rate has held steady since the 2023 revaluation — when home values across the county jumped about 75%, commissioners actually lowered the rate from 48.5 cents to soften the impact. Here's what the base county rate works out to at a few price points:
| Home value | Estimated county property tax / year* | Roughly per month |
|---|---|---|
| $300,000 | $1,026 | ~$86 |
| $400,000 | $1,368 | ~$114 |
| $500,000 | $1,710 | ~$143 |
| $650,000 | $2,223 | ~$185 |
*Base county rate only (34.2¢ per $100). If your home sits inside an incorporated town like Leland or within a fire or special-service district, that entity adds its own rate on top, so your true bill will be somewhat higher. Even so, most Brunswick County homeowners land at an effective rate of roughly 0.5% to 0.6% of market value — comfortably below the national average of about 0.9% to 1%. Confirm the exact combined rate for any address with the Brunswick County Tax Office.
Mark your calendar: Brunswick County's next countywide revaluation takes effect January 1, 2027. Given how fast the area is growing, most assessed values are likely to rise. A higher value doesn't automatically mean a proportionally higher bill — commissioners can (and in 2023 did) adjust the rate — but it's the single biggest thing to keep an eye on if you buy here now.
This is where a lot of retirees leave money on the table simply because they don't know these programs exist. North Carolina offers three property tax relief options for older or disabled homeowners. You can only use one per home per year, and — this is the part people miss — you generally have to apply by June 1 using state Form AV-9, filed with the county (not the state).
| Program | Who qualifies | What you get (2026) | Income limit (2026) |
|---|---|---|---|
| Elderly or Disabled Exclusion | 65+ or totally & permanently disabled; own & occupy as primary home | Excludes the greater of $25,000 or 50% of appraised value from taxation | $38,800 or less |
| Circuit Breaker Deferment | 65+ or disabled; owned & lived in the home 5+ years | Caps your tax at 4% of income (≤$38,800) or 5% (up to $58,200) | $58,200 or less |
| Disabled Veteran Exclusion | Honorably discharged vet with 100% service-connected disability, or unmarried surviving spouse | Excludes $45,000 of appraised value | No income limit |
A few important details behind that table:
Because these programs hinge on your home's value, it helps to know what that value actually is. If you're weighing a purchase or already own here, our home value tools are a quick starting point, and we're happy to point you to the county forms.
Property tax is usually the headline, but the rest of North Carolina's tax profile is what makes the full retirement math work. A few points that matter most to retirees:
Federal & government retirees: a key exemption to check
If you are a federal retiree, your pension can be entirely exempt from North Carolina state income tax when you were vested in the retirement system on or before August 12, 1989, under the Bailey Settlement.
Thrift Savings Plan (TSP), the simplest takeaway: if you first contributed to the TSP before August 12, 1989 and had at least three years of federal service by that date, you may qualify to exclude all applicable TSP retirement distributions from North Carolina taxable income. If you had fewer than three years of service by that date, only part of the distribution may qualify. A tax professional can confirm exactly how much of yours is exempt.
Brunswick County's base property tax rate for the 2025–2026 fiscal year is 34.2 cents per $100 of assessed value (0.3420). On a $400,000 home that's about $1,368 a year at the base county rate. If your home is inside a town like Leland or a fire district, an additional rate applies on top, so confirm the exact combined rate with the Brunswick County Tax Office.
North Carolina does not tax Social Security benefits at all. Other retirement income — pensions, IRA and 401(k) withdrawals — is taxed at the state's flat rate of 3.99% for 2026. Government and military pensions can be fully exempt under the Bailey Settlement if you were vested in the retirement system on or before August 12, 1989. Confirm your specific situation with a tax professional.
Yes — three of them. The Elderly or Disabled Exclusion (for those 65+ with 2026 income of $38,800 or less) excludes the greater of $25,000 or 50% of your home's value. The Circuit Breaker caps your tax at 4% or 5% of income for those up to $58,200, but defers the rest as a lien. The Disabled Veteran Exclusion removes $45,000 of value with no income limit. You apply with Form AV-9 by June 1.
Brunswick County's most recent revaluation took effect January 1, 2023, and the next one is scheduled for January 1, 2027. Because the area is growing quickly, most assessed values are expected to rise in 2027 — though commissioners can adjust the tax rate to offset the change, as they did in 2023.
For most retirees, yes. Between a low property tax rate, no tax on Social Security, no estate or inheritance tax, and a flat income tax that's falling toward 2.99%, North Carolina's overall tax burden is meaningfully lighter than most Northeastern and Midwestern states. Individual situations vary, so run your numbers with a CPA.
It depends on the program. The Elderly or Disabled Exclusion and the Disabled Veteran Exclusion require only a one-time application (as long as you keep qualifying), while the Circuit Breaker Deferment must be renewed each year. All are filed with the county on Form AV-9 by June 1.
Taxes are one of the best reasons retirees choose Coastal North Carolina — and we can help you see exactly how the math works for your situation and the community you're considering. Explore our 55+ Communities guide, or reach out and we'll connect you with the right local resources, from tax-relief forms to trusted CPAs.
Start with our 55+ Communities page to picture where you'd live, then meet the team who will guide your move from first tour to closing day.
Sources: Tax rates and relief programs verified via the Brunswick County Tax Office, the North Carolina Department of Revenue (income tax rates and Form AV-9), and the NC Office of State Budget and Management. Figures are current as of mid-2026 and change annually — this is general information, not tax advice. Confirm specifics with a licensed CPA and the county tax office.
