Property taxes can feel confusing, especially when your bill changes and you are not sure why. If you own a home in North Little Rock or anywhere in Pulaski County, you want clear answers and simple steps you can trust. In this guide, you will learn how your taxes are calculated, what to do with assessment notices, how the homestead credit works, and how escrow affects your payments. Let’s dive in.
Arkansas property tax basics
Property taxes have three main parts. The county assessor estimates your home’s fair market value and sets the assessed value. The collector issues the bill and collects payment. Local taxing bodies like the county, city, school districts, and special districts set their rates, which are combined into your total tax rate.
Your bill reflects that math. Market value turns into assessed value, relief like credits or exemptions are applied, then the combined tax rate is multiplied to produce your tax amount. Because different neighborhoods fall into different city and school district boundaries, total rates vary across Pulaski County.
For quick reference, remember these roles. The Pulaski County Assessor handles value, classification, and exemptions. The Pulaski County Collector or Treasurer handles billing, payments, and late-payment rules. The Arkansas Department of Finance and Administration provides statewide definitions and program guidance.
Assessment notices and appeals
What your notice includes
When values are updated, you receive an assessment notice. It usually lists your property description, current assessed value, sometimes the prior value, classification like residential, any exemptions or credits, and instructions to review or appeal.
Read this notice closely. It is your primary record of how the assessor views your property. File the notice with your home records so you can reference it during mortgage escrow reviews or future appeals.
When to act and deadlines
Appeal windows are set locally. The official deadline to appeal is printed on your assessor’s notice. If you miss that date, you often lose your administrative appeal rights for that cycle. Mark the date on your calendar right away and set a reminder several days before.
If the timeline is unclear or your notice is missing, contact the Pulaski County Assessor to confirm your window to appeal. Do not rely on general online advice for dates. Your notice is the authority.
Evidence that helps your case
If you think the assessed value is too high, bring clear evidence. Helpful items include recent comparable sales near your home, a recent appraisal, photos of condition issues, and written estimates for repairs. Also look for errors in square footage, bedroom or bathroom counts, or classification.
Keep your pitch simple and factual. Focus on fair market value, not what you can afford. The assessor is looking for data that supports a different value, not personal circumstances.
Appeal path in Pulaski County
Start with an informal review with the assessor. Share your comparables, photos, and any inspection or repair reports. If you cannot reach a resolution, ask how to submit a formal appeal to the county board that hears assessment disputes. State-level options may follow local steps. Always follow the instructions on your notice for the correct forms and deadlines.
Homestead credit and other relief
Who qualifies and how it works
Arkansas offers homeowner relief programs that can lower your bill. The most common is the homestead credit for owner-occupied primary residences. Other programs may exist for eligible groups like seniors, disabled homeowners, or veterans based on state and county rules.
Credits and exemptions either reduce your taxable value or reduce your bill directly. You will typically see the credit on your assessment notice or on your final tax bill once it is applied.
How to apply and renew
Apply with the Pulaski County Assessor and be prepared to show proof of ownership and primary occupancy. Documents may include a driver’s license, deed, voter registration, or vehicle registration with your Pulaski County address. Some credits are one time, while others require periodic renewal or continued occupancy confirmation.
Submit applications as early as possible. Late filings may not be retroactive. Keep copies of every form and confirmation for your records.
Common mistakes to avoid
Confirm that your property qualifies as your primary residence before claiming a homestead credit. If you move or convert the home to a rental, notify the assessor and update your records. Incorrect claims can result in penalties or back taxes.
Bills, payments, and escrow
If your mortgage escrows taxes
Many homeowners have escrow accounts. Your mortgage servicer estimates your annual taxes, collects a portion with each mortgage payment, and pays the county bill when due. Review your annual escrow analysis to see projected taxes, any changes, and your new monthly amount.
If taxes increase, your escrow payment may rise. Watch for notices from your servicer and keep a copy of the county tax bill for your records. After the due date, confirm that the servicer shows the tax payment posted to your account.
If you pay the county directly
If you do not escrow, you will receive the tax bill from the Pulaski County Collector. You can typically pay in person, by mail, or online. Follow the payment instructions on your bill and allow time for processing if you mail a check.
Save receipts and screenshots of any online payment confirmation. Verify your payment is recorded on the county’s system and file the paid bill with your home records.
Due dates, penalties, and refunds
Due dates and any grace periods are posted by the Pulaski County Collector. If you miss a deadline, penalties and interest can apply. Continued delinquency can lead to tax lien and collection actions under state and county rules.
If you overpay, refunds are usually issued by the county. Timing and procedures vary. Contact the collector if you think you paid too much or if you need a copy of a receipt.
Pulaski County action checklist
- Gather key documents: latest assessment notice, most recent tax bill, deed, mortgage statement, and any recent appraisal or comps.
- Confirm your homestead credit status and submit missing applications to the Pulaski County Assessor with proof of ownership and occupancy.
- If you escrow, review your annual escrow analysis and confirm your servicer paid the county bill on time.
- If you pay directly, set calendar reminders for due dates and follow the payment instructions on your bill.
- If you disagree with your assessed value, schedule an informal review with the assessor and prepare comps, photos, and any repair estimates.
- Keep copies of all filings, confirmations, and receipts in a single home finance folder.
Local offices to contact
- Pulaski County Assessor: Assessed value, property classification, homestead credit applications, and appeal procedures.
- Pulaski County Collector or Treasurer: Tax bills, payment options, due dates, penalties and interest, and payment history or receipts.
- City of North Little Rock Finance: City millage information and local levies.
- Arkansas Department of Finance and Administration: Statewide definitions, programs, and forms related to property taxation and credits.
When you call or visit, ask for current forms, deadlines, and instructions. Local offices control the operational details, so their guidance is the most reliable.
Common pitfalls to avoid
- Assuming statewide rules are identical in every county. Forms and deadlines are set locally.
- Relying on third-party websites for due dates or payoff amounts. Always verify with the Pulaski County Collector.
- Waiting to apply for homestead credit. Late filings may not apply retroactively.
- Ignoring escrow changes. A shortfall can raise your monthly mortgage payment or delay tax payments.
- Missing appeal windows. Late appeals are often rejected.
Final thoughts and next steps
A little planning goes a long way with property taxes in North Little Rock and across Pulaski County. Keep your notices, check your credits, and verify payments early. If your assessed value looks off, gather your evidence and contact the assessor before the deadline on your notice.
If you are planning a move, your property tax picture can shape your budget and timing. For tailored guidance on how taxes factor into buying, selling, or new construction in Central Arkansas, reach out to Danielle Newton Hunt. You will get clear next steps, a calm plan, and a trusted local advocate.
FAQs
How is my assessed value set in Pulaski County?
- The county assessor estimates your home’s market value using sales data and mass appraisal methods, then applies classification and assessment ratios to determine assessed value.
When will I get an assessment notice and how long do I have to appeal?
- Notices are mailed per the county’s schedule and the appeal deadline is printed on the notice; always follow the date on your notice.
What is the Arkansas homestead credit and how do I apply in Pulaski County?
- It is a credit for qualifying owner-occupied primary residences; apply with the Pulaski County Assessor and be ready to show proof of ownership and occupancy.
If my mortgage company escrows taxes, do I need to do anything?
- Yes, review your escrow analysis, keep statements and the county bill, and confirm the servicer paid the taxes by the deadline.
What happens if I pay my Pulaski County tax bill late?
- Penalties and interest can apply and continued delinquency can trigger tax collection actions under county and state rules; verify specifics with the collector.
How can I contest a property tax increase in North Little Rock?
- Start with an informal meeting with the assessor, present local comparable sales and documentation of errors or condition issues, and then follow the formal appeal steps if needed.
