It’s the time of year many homeowners dread — when the annual property tax assessment arrives in the mailbox. This year, for a number of Adams County residents, the envelope brought an unpleasant surprise. Several described the experience online as feeling like “a Friday the 13th moment” or “something straight out of Tales From the Crypt” as they opened notices showing unexpectedly steep increases.
Property tax season has arrived in Adams County, and for many homeowners the numbers were far higher than expected. Social media posts over the past week show residents reporting increases ranging from 4% to more than 14%, with some saying their assessed value jumped by $5,000 to more than $44,000.
Several residents say they contacted the Assessor’s Office seeking clarification. One homeowner, who asked not to be identified, said they were told that comparable sales in their area had gone down, but a “neighborhood factor” was applied to adjust values upward. The resident said they are still reviewing the explanation and believe the adjustment effectively created additional value on paper. “It feels like a tax on gains that don’t actually exist yet,” the resident said.
Adams County Assessor Mary Beery, who is next up for election in November 2026, oversees the annual assessment process. The winner of that election will begin the new term on January 1, 2027.
For most residents, the deadline to appeal their assessment is June 15.
Residents who disagree with their assessment have two primary avenues for response:
- File an appeal Homeowners may challenge their assessed value through the formal appeals process. Appeals must be filed by June 15 for most properties. Documentation such as comparable sales, appraisal records, or corrections to the property record may be required.
- Participate in the electoral process The Adams County Assessor is an elected position. Current Assessor Mary Beery is on the ballot in November 2026, giving voters an opportunity to weigh in on the office’s leadership.
How to file an appeal:
Notice to the taxpayer of the opportunity to appeal (IC 6-1.1-15-1.1, 1.2):
If the taxpayer does not agree with the action of the assessing official giving this notice, an appeal can be initiated to challenge that action. To file an appeal, the taxpayer must file a Form 130, Taxpayer’s Notice to Initiate an Appeal, with the township assessor or county assessor in a timely manner. The time-frame to file an appeal on the assessment contained in this notice may have two different filing deadlines. These deadlines are based on the date that this notice is mailed. If this notice is mailed before May 1 of the assessment year, the filing deadline is June 15 of that year. If this notice is mailed on or after May 1 of the assessment year, the filing deadline is June 15 in the year that the tax statements are mailed. (IC 6-1.1-15-1.1) This form is available from the assessing official or at: https://forms.in.gov/Download.aspx?id=6979
An assessing official who receives a Form 130 must schedule a preliminary informal meeting with the taxpayer in an attempt to resolve the appeal. The assessing official and taxpayer must exchange the information each party is relying on at the time of the preliminary informal meeting to support the party’s respective position on each disputed issue concerning the appeal. If the taxpayer has reason to believe that the township assessor, county assessor, an employee of the township assessor or county assessor, or an appraiser has violated IC 6-1.1-35.7-3 or IC 6-1.1-35.7-4(a), the taxpayer may submit a written complaint to the Department of Local Government Finance under IC 6-1.1-35.7-4(b).
NOTE: Failure to file a timely Form 130 can be grounds for dismissal of the appeal.
.