industrial – Care4Suffolk

Truth About Taxes

Care4Suffolk — Sun, 04 May 2025 22:42:25 +0000

Truth About Taxes – Not Everyone is Paying Their Fair Share!

We’ve all received our updated real estate tax assessments for next year, and if you are anything like the average Suffolk resident, yours went up about 6%, again. This week, City Council is going to have a public hearing on the Proposed Fiscal Year 2025-2026 Citywide effective real estate tax increase. The public hearing will be held in the City Council chamber at 6pm, Wednesday, May 7th at City Hall.

Before you make a decision on whether you want to speak or not during the public hearing, read on to find out how Suffolk residents are paying more than their fair share while large corporations, developers, and other businesses are getting a sweet deal with their tax assessments.

Below are just a dozen examples. We looked at hundreds of properties with these issues, and it was by no means an exhaustive search. This is definitely a prevalent problem of businesses being assessed below fair market value, for years in some cases. These combined assessments are worth hundreds of millions of dollars, if not billions, which translates into tens of millions of dollars of lost revenue over the years. We are talking about enough money to build one of the new schools we so desperately need.

5860 Harbour View Blvd (home of Regal Theater)

This property has been sold multiple times: $12.4M (2003), $15M (2017), and $20M (2025). Its total assessed value has been $11.3M (2025 & 2026) and $13.3M (2022-2024), down from $17.6M (2021). Its market value land assessment (for the land portion only, without including any building or structure) has maintained at just over $3M since 2020, despite being in the epicenter of growth in North Suffolk.

5860 Harbour View Blvd Assessment

5860 Harbour View Blvd Assessment History

5860 Harbour View Blvd

3800 Bridge Road (Bridgeport)

Assessed at $68.8M (2026), this property is almost $3M less than the $71.2M (2025) assessment, and $7.2M down from $76M (2024). This busy mixed-use development, called Bridgeport, contains apartment buildings along with commercial space. Its taxes have been going down, despite its prime location on Bridge Rd in North Suffolk. Though its overall taxes have gone down, the assessed land market value for its 20.25 acres has maintained a $1,036,500 land value for 4 years at a rate of $51,185/acre. The vacant lot across the street, 3803 Bridge Rd (20.1 acres) has a land value of about $2.5M, a rate of $125,914/acres. Bridgeport is getting a real bargain!

3800 Bridge Rd (Bridgeport) Assessment

3800 Bridge Rd Assessment (Bridgeport) History

3800 Bridge Road (Bridgeport)

3575 Bridge Rd (Bennetts Creek Crossing)

This is the shopping center located in the same plaza as, and just to the west of, Harris Teeter. It has a total assessment of $6.3M, with the land value assessed at $1.2M. Neither value has gone up in 8 years!

3575 Bridge Rd Assessment

3575 Bridge Rd Assessment History

3001 Gateway Dr (Clairmont at Harbor View)

This is another apartment development that has seen its taxes decrease over the last 3 years from a high of $71.8M (2024), down to $63.3M (2025), with a further decrease down to $62M (2026).

3001 Gateway Dr (Clairmont at Harbour View) Assessment

3001 Gateway Dr (Clairmont at Harbour View) Assessment History

3001 Gateway Dr (Clairmont at Harbour View)

2400 Holland Rd (Shell & Pilot station)

This truck stop on Rt. 58 has an assessment of $3.86M (2026), down from a peak assessment of $5.5M (2023). It sold for $5.2M back in 2020. Its land value assessment has decreased considerably as well from a high of $3.7M (2023) to $1.6M (2026) for the 35.7 acres with frontage on Rt. 58.

2400 Holland Rd (Shell & Pilot Station) Assessment

2400 Holland Rd (Shell & Pilot Station) Assessment History

150 Judkins Ct

This warehouse is assessed at $81.5M (2026), down from $93M (2025) and $89.3M (2024). This is after its purchase price of $94M in 2023.

150 Judkins Ct Assessment

150 Judkins Ct Assessment History

6950 Harbour View Blvd

Another warehouse, this one sold for $11.2M back in 2020, but was only assessed at $7M for the next few years (2020-2023) until its assessment was brought up to $11.2 value. Its land value of roughly $1M has remained relatively unchanged for the last decade.

6950 Harbour View Blvd Assessment

6950 Harbour View Blvd Assessment History

1005 Obici Industrial Blvd

This warehouse sold in 2023 for $6.75M, yet a couple years later it is still assessed at about $3.8M, far below fair market value.

1005 Obici Industrial Blvd Assessment

1005 Obici Industrial Blvd Assessment History

1 QVC Dr

This warehouse sold in 2022 for $104.7M and is currently assessed at $107M (2026). However, in 2023, a year after the sale, it was only assessed at $42M. It increased to $83M (2024) and then $91M (2025), but those are three years of being assessed substantially under fair market value by $62M (2023), $22M (2024), and $14M (2025). That is a total of $98M in under-assessments totaling over $1M less in taxes paid.

1 QVC Dr Assessment

1 QVC Dr Assessment History

We see this trend downtown as well.

100 N Main St

The seven-story professional office building at the corner of Main St & Washington St – the heart of the city – has maintained the same $2.4M assessment from 2022 to the present. Before that it was actually higher at $2.6M.

100 N Main St Assessment

100 N Main St Assessment History

100 N Main St

122 E Washington St

This downtown address has maintained its assessment of about $2M for five years running, which is down from a $2.1M assessment the four preceding years.

122 E Washington St Assessment

122 E Washington St Assessment History

122 E Washington St

165 N Main St

This property is described as mixed retail with residential units. Its highest assessment was in 2024 at $1.9M, even though it sold for $2.1M back in 2014. Its assessment hovered around the $1M mark from 2016-2023 and recently has been assessed at about $1.5M for 2025 and 2026.

165 N Main St Assessment

165 N Main St Assessment History

How many homeowners do we have out there that have been as lucky as these property owners? How many Suffolk residents have seen their assessments either go down or remained the same for several years in a row? The City seems to be very focused on squeezing every dollar out of residential properties – we see this in new assessments each year.

Why are they NOT this focused on commercial properties? Tax revenue is usually a main justification for approving rezonings for these types of higher intensity developments. It is the City’s duty to ensure that these businesses are paying their fair share of taxes.

If you decide to speak at the public hearing on Wednesday, May 7th at 6pm, consider letting City Council know how you feel about this.

The source for all this information comes from: https://property.spatialest.com/va/suffolk#/ ,which is a website that shows all the public data on property assessments for the last ten years. This is all public information.

The Virginia State Code requires that assessments be based on ‘fair market value’. Sale of a property establishes a fair market value (what a person pays for a property, who does not have to buy, but chooses to, from a person who does not have to sell, but chooses to).

Land Use Change with 2045 Comp Plan

Care4Suffolk — Sat, 22 Jun 2024 20:24:11 +0000

The 2045 Comprehensive Plan that will be coming before City Council on August 21st for consideration will have substantial changes in Land Use for the residents of Suffolk. It is important that the citizens of Suffolk understand the changes that will come if the 2045 Comprehensive Plan is approved.

At the June 18, 2024 Planning Commission Work Session, the Staff addressed a concern they were hearing, specifically about the large amount of purple on the map, the “Employment Centers”. These Employment Centers are where warehouses can be built. The Staff assured Planning Commission, and the public, that the increase in this land use type is only a 14% increase from the current industrial land use.

See for yourself. Below are two images, with the ability to slide between the Current Land Use (left) and compare it to the Future Land Use (right). On both maps, the purple areas are the Industrial Land Use/Employment Centers. Does that look like a 14% increase to you?

There is a diamond shaped cursor in the map. Slide it left and right to see the changes in land use that are coming with this new comprehensive plan.

The keys for the two maps are below. In general, green is for agricultural land, open space and parks; yellow to orange is residential; red is commercial; and purple is for industrial where warehouses can be built.

The maps and keys come from the 2045 Comprehensive Plan draft. The Current Land Use map and key are on pages 31-32 and the Future Land Use map and key are on page 41.

Current Land Use Key

Future Land Use Key

Please sign our petition to urge City Council to vote ‘NO’ to the new 2045 Comprehensive Plan.

Get Ready, More Warehouses are Coming to Suffolk

Care4Suffolk — Wed, 20 Mar 2024 15:43:07 +0000

The new 2045 Comprehensive Plan draft drastically increases the Growth Area in Suffolk, by enlarging the existing one by almost 25%, which is unprecedented in the history of Suffolk’s comprehensive plans. The Growth Area is important because it lets developers know in which areas the city (not necessarily the citizens) wants to see more development.

In addition to expanding the Growth Area, our city managers have created a Future Land Use Map. This map shows what type of development (residential, commercial, industrial, etc.) the city would like to see in different areas, which is often very different from the actual, current zoning. If you haven’t looked at your home’s location, you should check it out and see what will be changing near you.

If this plan is approved as it is, Chuckatuck and Sleepy Hole will be seeing an increase in suburban residential development. Whaleyville is about to see an increase in warehouses. Cypress and Nansemond will see increases in both suburban residential and warehouses, while Holy Neck is about to take the brunt of the expansion with enormous increases in both warehouses and suburban residential developments. Holy Neck residents: the city can’t commit to building a rec center in your borough in the next 5 years, but they can guarantee you will get more warehouses!

The term ‘Employment Center’ is now the Land Use Type name they want to use for areas where city managers want to allow warehouses and manufacturing. If you are wondering how much these ‘Employment Center’ areas are set to expand, you will be disappointed to know that the city hasn’t measured it. When specifically asked, what is the area of all land currently zoned industrial as well as the area of the proposed ‘Employment Center’ land use category, the city planner responded that the area in the plan ‘has not been calculated in this way’ and that this isn’t ‘an engineering project’.

The Planning Department stated during a comprehensive plan briefing at the February 7th City Council meeting (mark 19:47) that, “You want to make decisions based on good data.” So why have they not used basic metrics like area? Land is a limited resource. How can you plan without measuring how much we currently have zoned for industrial and how much we want in the future?

Maybe they don’t want to measure because they don’t want to tell us how much area they are expanding for warehouses. (It is about four times the current industrial-zoned areas, by an eye-ball measurement, and sadly, that is the best info we were able to get off the provided maps.)

Interestingly, listed as THE TOP, #1, Objective and Action in the ECONOMIC section of the new comprehensive plan, is this plan to build a publicly owned commerce/industrial park:

E.1 Attract and retain employment-generating industries. (p. 80, 2045 Comprehensive Plan Draft)

E.1.1 Develop a publicly owned commerce/industrial park to promote diverse industry growth in support of higher-paying jobs. The site should be aligned with the Virginia Business Ready program (VBRSP) to leverage the visibility and funding opportunities available at the state level. VBRSP grants are awarded to assist with the costs of site assessment and work (rezoning, surveying, infrastructure improvements, etc.) necessary to increase a site’s development readiness.

City planners won’t measure the area they want to expand for warehouses and logistic centers, but they know they want to develop a publicly owned commerce/industrial park? Where is this park going to be? How big will it be? It is hard to imagine they spent two years on this draft, list this as the #1 economic priority and don’t know what they are planning. Where is the transparency?

They will also tell you that zoning and land use type are not the same. However, the wording in the 2045 Comprehensive Plan says differently. Check out the sections below that clearly talk about changing the zoning to match the Future Land Use map.

OBJECTIVES AND ACTIONS (p. 64, 2045 Comprehensive Plan Draft)

L.1 Focus development in designated Growth Areas and promote development that is consistent with the Future Land Use and Growth Areas Map.

L.1.1 Review development proposals for consistency with the Future Land Use and Growth Areas Map, the Future Land Use Types described and mapped in this chapter, and the Guiding Values, Land Use Principals, Objectives and Actions adopted in this plan.

2.1.2 Review and revise current development regulations, including the Unified Development Ordinance (UDO) and the zoning map, to improve compatibility with the comprehensive plan.

Priority areas for consideration include:

• Downtown Mixed Use Core & Adjacent Neighborhoods

• North Suffolk Mixed Use Core

• Opportunities to Promote Affordable Housing

• Opportunities to Promote Master-Planned Traditional Neighborhood Developments

• Rural Villages/VC Zoning District

• Consistency with Use District and Place Type Definitions and the Future Land Use Plan

Integration into City Operations and Processes

Regulatory Updates (p. 153, 2045 Comprehensive Plan Draft)

Revisions to the City’s zoning code and other regulations should be made in accordance with the plan. The process for updating the zoning code will be led by City Staff in collaboration with the Planning Commission and will be determined following the adoption of the plan. This will provide the City with the regulatory authority to enforce recommendations in the Future Land Use Map and promote other desired outcomes expressed through the plan’s actions.

Private Development Decisions (p. 152, 2045 Comprehensive Plan Draft)

Property owners and developers should consider the principles, objectives, and actions in the plan in their land planning and investment decisions. Public decision-makers will be using the plan as a guide in their development deliberations such as zoning matters and infrastructure requests. Property owners and developers should be cognizant of and complement the plan’s recommendations.

If you don’t like what you see in the Land Use map, don’t count on the process of rezoning with a public hearing to help you fight it. The city is being perfectly clear that they want to streamline this process. They want to make it easier for developers to look at the map and, regardless of the zoning, allow them to develop based on the Land Use Map. The city is helping developers rezone the land with this document. This is yet more evidence that this new plan is written with the developers in mind and not the citizens.

This can not be stressed enough. This new comprehensive plan is designed to make it easier for developers to build even when it doesn’t match the zoning. If you do not want what is proposed in the Land Use Map, NOW is the time to act and let City Council know. If you don’t want to see four times the amount of warehouses we already have, you need to tell them now. If you are waiting to give your input during a future rezoning application, it will be too late!

Let City Council know what you think about this new growth area: council@suffolkva.us

Michael D. Duman, Mayor

mayor@suffolkva.us

Phone: 757-514-4009

Lue R. Ward, Jr., Vice Mayor

(Nansemond Borough)

nansemond@suffolkva.us

Phone: 757-377-6929

Shelley Butler Barlow,

Council Member

(Chuckatuck Borough)

chuckatuck@suffolkva.us

Phone: 757-346-8355

Leroy Bennett, Council Member
(Cypress Borough)
cypress@suffolkva.us
Phone: 757-407-3750

Timothy J. Johnson, Council Member
(Holy Neck Borough)
holyneck@suffolkva.us
Phone: 757-407-0556

Roger W. Fawcett, Council Member
(Sleepy Hole Borough)
sleepyhole@suffolkva.us
Phone: 757-377-8641

John Rector, Council Member
(Suffolk Borough)
suffolk@suffolkva.us
Phone: 757-407-1953

LeOtis Williams, Council Member

(Whaleyville Borough)

whaleyville@suffolkva.us

Phone: 757-402-7100