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Johnson County · Butler, TNButler, TN property taxes. Below the peak. Is your bill?
In January 2026, the typical home in Butler was worth about $303,000, 3.6% below the October 2024 peak of $314,000. If your assessment still reflects peak-era prices, an appeal may be worth filing.
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What Butler home values did
Butler values peaked in October 2024 and were 3.6% lower by January 2026. In the year to January 2026, they fell 2.9%. That's weaker than Johnson County as a whole (+0.9%).
Since January, values have risen 2.7% through August 2026.
| Month | Typical value | vs. a year earlier |
|---|---|---|
| January 2021 | $226,000 | +8.8% |
| January 2022 | $273,000 | +20.7% |
| January 2023 | $279,000 | +2.3% |
| January 2024 | $296,000 | +6.0% |
| January 2025 | $312,000 | +5.7% |
| January 2026 | $303,000 | -2.9% |
| August 2026 (latest) | $312,000 | +2.7% since January |
Peak since 2021: $314,000 in October 2024. January 2026 was 3.6% below it.
What to check on your notice
If your 2026 notice shows a higher value than last year, ask why. The typical Butler home lost 2.9% over the same stretch. A higher number can still be right for a specific home, for example after a remodel, but the county assessor of property should be able to explain it.
How Butler compares nearby
Among 3 Johnson County places, Butler has the 1st largest drop from its peak and the 1st highest typical value. Statewide, its 1-year change ranks 29th of 419 Tennessee places, from weakest to strongest.
| Place | January 2026 | 1-year change | vs. peak |
|---|---|---|---|
| Mountain City | $236,000 | +0.5% | At peak |
| Butler | $303,000 | -2.9% | -3.6% |
| Trade | $262,000 | +0.1% | -0.5% |
Deadline and where to file
Butler values are set by the local county assessor of property. The county Board of Equalization starts its annual session on the first business day of June. The assessor must mail change notices at least 10 days before it starts, and the published notice states the last day the board accepts appeals. Appeal to the county board by that date, or the value can become final for the year.
Reading this in fall 2026? The 2026 deadlines have passed (county board from June 1, 2026; State Board by August 1, 2026 or 45 days after the county decision, whichever is later). Your next chance is the 2027 county Board of Equalization, which opens the first business day of June 2027. Watch for your assessment change notice in spring 2027 and file with the county board before its published last day. If you appealed to the county board this year and lost, check your decision date now, because the State Board window can run 45 days from that notice.
The Johnson County guide covers the full Tennessee appeal process: forms, fees, hearing levels and what happens next.
Building a Butler case
The numbers above describe the typical Butler home, not yours. Butler is part of the Johnson City metro, but your evidence should be local. Sales a few streets away usually beat sales across the metro.
- Compare your new value to last year's on the change notice, since the notice must show both.
Get your Butler appeal report
Start with your address. Vulorean checks your assessment against recent comparable sales and builds a value report you can bring to your Tennessee appeal. Eligible reports are free during launch; an account is required and local filing fees are separate.
Check my property and get a report →Vulorean was built for California first. Tennessee forms, deadlines and filing rules vary, so confirm them with your local office before filing. If something in your report looks wrong, email support@vulorean.com and we'll get it fixed.
Home values: Zillow Home Value Index (ZHVI), all homes, mid-tier, smoothed and seasonally adjusted, through August 2026, from Zillow Research. Rules: Tennessee Comptroller, State Board of Equalization value appeals, UT CTAS, Appeal to the State Board of Equalization (T.C.A. 67-5-1412), UT CTAS, Records and Notice of Assessment (T.C.A. 67-5-508), Tennessee Comptroller, Property tax functions (reappraisal). Vulorean is an independent service, not a government office. Confirm dates and forms with your local office.