Kentucky & West Virginia Property Tax Management Midwest Property Tax

Introduction to Midwest Property Tax

Midwest Property Tax (MWPT) is a regional boutique property tax consulting firm operating in the Ohio Valley and Great Lakes Region. MWPT specializes in property tax assessment review, appeal representation, and consulting with extensive experience across all types of commercial property, including a wide range of special-use properties. Led by founder Bill McVeigh and his son Billy McVeigh, our consultants consistently achieve results through customized action plans tailored to each client and property. With 60 years of combined experience and professional designations through the Institute for Professionals in Taxation (IPT), MWPT has established itself as the region's premier boutique property tax consulting firm.

Kentucky — Assessments & Appeals

Kentucky real and personal property is assessed annually by elected Property Valuation Administrators (PVAs) at 100% of fair cash value, with an assessment date of January 1st each year. Counties operate without a fixed reappraisal schedule, though major jurisdictions such as Jefferson County (Louisville) conduct sector revaluations on a four-year cycle. Property may otherwise be reassessed at any time at the assessor's discretion. Kentucky is a leased fee, or "point of sale," valuation state — meaning all arm's length sale transactions trigger reassessment at 100% of the purchase price. Assessment notices are issued only when a value change occurs and are typically distributed in March or April.

The real property appeal process begins with the open book period, which opens in early May and runs through the third Monday of that month. Some jurisdictions may receive State-granted extensions when completing revaluations. Property owners and representatives may schedule conferences with the PVA's office to discuss assessments, but this conference must be completed before the open book period closes. A formal appeal to the Local Board of Assessment Appeals (BoAA) is only available after that conference has taken place. From there, appeals may proceed to the Kentucky Board of Tax Appeals (KBTA) and, if necessary, to the County Circuit Court.

Personal property is also assessed and taxed in Kentucky. Annual returns must be filed with the PVA's office by May 15th, reporting furniture, fixtures, and equipment by year of acquisition.

West Virginia — Assessments & Appeals

West Virginia real and personal property is assessed annually by locally appointed county assessors, with an assessment date of July 1st of the prior year — meaning the valuation date for tax year 2024 is July 1, 2023. All property is assessed at 60% of fair market value. State law requires property to be reviewed every three years, though most jurisdictions also apply annual inflation adjustments between review cycles. Value notices are sent in January but are only required to be mailed when the assessed value has changed by 10% or more.

Appeals may be initiated informally with the assessor's office prior to the formal deadline, which varies by jurisdiction but typically falls around mid-February. Formal appeals are filed with the county's Board of Equalization and Review, with further appeal available to the West Virginia Office of Tax Appeals. While litigation is sometimes necessary, most assessment disputes are resolved through the informal review process. This early engagement with the assessor's office is a key part of our approach.

Personal property is also assessed and taxed in West Virginia. Commercial business property returns are due to the county assessor by September 1st each year. Industrial business property returns are due to the West Virginia State Tax Department by August 1st. All business property must be reported in the year it was acquired.

Overview

MWPT actively engages with local assessing authorities to pursue assessment reductions through informal channels wherever possible, minimizing costs for our clients while achieving fair outcomes efficiently. As the designated member of the National Property Tax Group for Kentucky and West Virginia, MWPT brings deep regional experience and established relationships with assessing authorities across both states. Our firm is committed to the highest standard of representation with an ultimate goal of ensuring our clients never pay more than their fair share of property taxes.

Key Dates:

Kentucky
Real Property
January 1 – Assessment/Lien Date
April – Assessment Notices Mailed
May – Assessment Appeal Deadline – 3 rd Monday in May
December 31 – Taxes Due – Discount available for early payment

Personal Property
January 1 – Assessment/Lien Date
May 15 – Returns Due
December 31 – Taxes Due – Discount available for early payment

West Virginia
Real Property
July 1 – Assessment/Lien Date
January – Assessment Notices Mailed
February – Assessment Appeal Deadline
September 30 – First Tax Installment Due – Discount available for early payment
March 31 – Second Tax Installment Due – Discount available for early payment

Personal Property
July 1 – Assessment/Lien Date
August 1/September 1 – Returns Due
September 30 – First Tax Installment Due – Discount available for early payment
March 31 – Second Tax Installment Due – Discount available for early payment