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Botetourt County · Eagle Rock, VAEagle Rock, VA property taxes. Off the peak. Check your notice.
In January 2026, the typical home in Eagle Rock was worth about $135,000, 15.5% below the August 2022 peak of $160,000. If your assessment still reflects peak-era prices, an appeal may be worth filing.
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What Eagle Rock home values did
Eagle Rock values peaked in August 2022 and were 15.5% lower by January 2026. In the year to January 2026, they fell 3.3%. That's weaker than Botetourt County as a whole (+3.4%).
Since January, values have risen 5.5% through August 2026.
| Month | Typical value | vs. a year earlier |
|---|---|---|
| January 2021 | $149,000 | +8.0% |
| January 2022 | $150,000 | +0.8% |
| January 2023 | $146,000 | -2.9% |
| January 2024 | $147,000 | +1.3% |
| January 2025 | $139,000 | -5.4% |
| January 2026 | $135,000 | -3.3% |
| August 2026 (latest) | $142,000 | +5.5% since January |
Peak since 2021: $160,000 in August 2022. January 2026 was 15.5% below it.
What to check on your notice
If your 2026 notice shows a higher value than last year, ask why. The typical Eagle Rock home lost 3.3% over the same stretch. A higher number can still be right for a specific home, for example after a remodel, but the local real estate assessor's office should be able to explain it.
How Eagle Rock compares nearby
Among 6 Botetourt County places, Eagle Rock has the 1st largest drop from its peak and the 6th highest typical value. Statewide, its 1-year change ranks 51st of 547 Virginia places, from weakest to strongest.
| Place | January 2026 | 1-year change | vs. peak |
|---|---|---|---|
| Troutville | $342,000 | +3.0% | At peak |
| Fincastle | $318,000 | +2.4% | At peak |
| Buchanan | $215,000 | -0.5% | -1.5% |
| Eagle Rock | $135,000 | -3.3% | -15.5% |
| Daleville | $438,000 | +3.1% | At peak |
| Cloverdale | $301,000 | +5.3% | At peak |
Deadline and where to file
Eagle Rock values are set by the local local real estate assessor's office. Virginia has no single statewide deadline. Your locality sets the date to apply to its Board of Equalization by ordinance, and it cannot be earlier than 30 days after the assessor's deadline to hear objections. In towns, you have 30 days after reassessments are filed with the town clerk. Notice of an assessor's hearing must be mailed at least 15 days before it.
Reading this in fall 2026? Most localities have already closed their 2026 equalization windows. Your next realistic chance is the 2027 notice and objection period, which each locality sets, so check your county or city website early in 2027. Separately, the circuit court route for a 2026 assessment may stay open for a year or more under state law, but in some localities you must go through the Board of Equalization first.
The Botetourt County guide covers the full Virginia appeal process: forms, fees, hearing levels and what happens next.
Building a Eagle Rock case
Averages explain why a case might work. The decision turns on evidence about one property. Eagle Rock is part of the Roanoke metro, but your evidence should be local. Sales a few streets away usually beat sales across the metro.
- Request your assessment records in writing. Assessing officers must provide copies within 15 days.
Get your Eagle Rock appeal report
Start with your address. Vulorean checks your assessment against recent comparable sales and builds a value report you can bring to your Virginia 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. Virginia 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: Va. Code 58.1-3379 Board of Equalization, Va. Code 58.1-3378 Board of Equalization, Va. Code 58.1-3984 Application to court, Va. Code 58.1-3252 Reassessment frequency. Vulorean is an independent service, not a government office. Confirm dates and forms with your local office.