We analyzed 127 district renewals from 2023-2025 to understand what drives assessment rate changes. The average increase was 14%. But the range was enormous: from 0% (rate held flat) to 67% (rate nearly doubled).

What determines where your district lands on that spectrum? More than you might think is within property owner control.

The Data

Average rate increase at renewal: 14%

Median rate increase: 11%

Distribution:

What Drives Higher Increases

1. Deferred Increases

Districts that held rates flat for multiple renewal cycles tend to propose larger increases when they finally adjust. The 67% outlier in our data was a district that hadn't raised rates in 15 years. Inflation alone justified a significant increase; deferred capital needs added more.

Implication: Smaller, regular increases are easier to absorb than large, infrequent ones. If your district is holding rates flat, ask why — and whether a larger increase is being deferred.

2. Capital Project Funding

Renewals that include major capital projects (streetscape renovations, infrastructure improvements) tend to have higher rate increases. The capital component is often 30-50% of the total increase.

Implication: Review the capital plan before the renewal. Are the proposed projects necessary? Are they appropriately scoped? Could they be funded through special assessments rather than ongoing rate increases?

3. Administrative Cost Growth

Districts where administrative costs have grown faster than program costs tend to propose higher increases. This is often a sign of scope creep or staffing expansion that hasn't been matched by efficiency gains.

Implication: Request a multi-year budget comparison. If admin costs are growing faster than programs, ask why.

What the Top Quartile Does Differently

The districts with the lowest rate increases (0-5%) shared several characteristics:

1. Regular, Small Adjustments

They increased rates modestly at every renewal rather than holding flat and catching up later. The compounding effect of small increases is less painful than large jumps.

2. Active Property Owner Engagement

Property owners in low-increase districts were more likely to attend board meetings, participate in budget discussions, and communicate with district staff. Engaged stakeholders create accountability.

3. Efficiency Focus

Low-increase districts showed evidence of cost discipline: competitive bidding for contracts, technology adoption to reduce labor costs, shared services with neighboring districts.

4. Conservative Capital Planning

Rather than bundling large capital projects into renewals, low-increase districts funded capital through reserves built over time or through targeted special assessments.

What You Can Do

Before the Renewal

  1. Request historical rate data: What has the rate been at each of the last three renewals? What's the trend?
  2. Review the capital plan: What projects are proposed? Are they necessary? Are they appropriately scoped?
  3. Compare admin vs. program costs: Is overhead growing faster than service delivery?
  4. Attend board meetings: Understand the district's financial position before the renewal proposal is finalized.

During the Renewal

  1. Submit written comments: Your concerns become part of the public record.
  2. Attend the public hearing: Speak on the record if you have concerns.
  3. Connect with other property owners: Collective voice carries more weight.
  4. Vote: Your vote is weighted by assessed value. Use it.

The Bottom Line

The 14% average isn't destiny. Property owners who engage with the process — who attend meetings, review budgets, and participate in renewals — tend to be in districts with lower increases. Correlation isn't causation, but the pattern is clear: engagement correlates with accountability.