North Carolina calculators

North Carolina Property Tax Calculator

Compute a North Carolina property's annual tax bill under the Machinery Act (N.C. Gen. Stat. § 105-273 et seq.). Models the 100% true-value assessment ratio (§ 105-283 — unusual; most states assess at a fraction of market value), the octennial revaluation cycle (§ 105-286), the § 105-277.1 Elderly/Disabled Exclusion (greater of $31,500 or 50% of appraised value at age 65+ with income ≤ $37,500 for 2026), the § 105-277.1C Disabled Veteran Exclusion ($45,000 with no income limit), the § 105-277.1B Circuit Breaker deferment, and present-use valuation under § 105-277.4 for agricultural / horticultural / forestland.

North Carolina Planned Community Assessment Lien Super-Priority Calculator — N.C.G.S. Sec. 47F-3-116 Nine-Month UCIOA Adoption

Compute the super-priority and sub-priority breakdown of a North Carolina HOA / planned-community assessment lien under the North Carolina Planned Community Act (N.C.G.S. Chapter 47F). Models N.C.G.S. Sec. 47F-3-116(a) claim-of-lien recording and perfection; N.C.G.S. Sec. 47F-3-116(b) nine-month super-priority over the first deed of trust (assessments only — North Carolina does NOT extend the super-priority to attorney fees, contrasting Connecticut and Massachusetts); and N.C.G.S. Sec. 47F-3-116(e) recoverable fees and costs that fall within the sub-priority position. Returns the super-priority and sub-priority dollar amounts, the total lien net of payments, and the recovery probability bands for each priority class.

North Carolina Condominium Assessment Lien Super-Priority Calculator — N.C.G.S. Sec. 47C-3-116 Nine-Month UCIOA Adoption

Compute the super-priority and sub-priority breakdown of a North Carolina condominium common-area assessment lien under the North Carolina Condominium Act (N.C.G.S. Chapter 47C). Models N.C.G.S. Sec. 47C-3-116(a) claim-of-lien recording and perfection; N.C.G.S. Sec. 47C-3-116(b) nine-month super-priority over the first deed of trust (assessments only — North Carolina condominium super-priority excludes attorney fees, the same posture as Chapter 47F planned communities and a contrast to Connecticut and Massachusetts); and N.C.G.S. Sec. 47C-3-116(e) recoverable fees and costs that fall within the sub-priority position. Returns the super-priority and sub-priority dollar amounts, the total lien net of payments, and the recovery probability bands for each priority class.

North Carolina HOA Foreclosure Timeline Calculator — Chapter 45 Power-of-Sale with Upset-Bid Window

Project the procedural timeline of a North Carolina HOA or condominium assessment-lien foreclosure under N.C.G.S. Sec. 47F-3-116(g) (planned community) or N.C.G.S. Sec. 47C-3-116(g) (condominium), proceeding under the N.C.G.S. Chapter 45, Article 2A power-of-sale mechanics. Models the claim-of-lien recording prerequisite, the N.C.G.S. Sec. 45-21.16 prepetition notice and clerk's hearing, the N.C.G.S. Sec. 45-21.17 publication window, the trustee's sale, and the N.C.G.S. Sec. 45-21.27 ten-day upset-bid window unique to North Carolina. Returns the earliest permissible sale date and the upset-bid deadline.

North Carolina HOA Quorum & Supermajority Calculator — Chapter 47F & Chapter 47C Voting Thresholds

Compute the quorum-met status and the supermajority threshold for a North Carolina HOA or condominium vote under the North Carolina Planned Community Act (N.C.G.S. Chapter 47F) and the North Carolina Condominium Act (N.C.G.S. Chapter 47C). Covers the 20% default quorum (N.C.G.S. Sec. 47F-3-108 / Sec. 47C-3-109), the 67% declaration-amendment threshold (N.C.G.S. Sec. 47F-2-117 / Sec. 47C-2-117), the 80% termination threshold (N.C.G.S. Sec. 47F-2-118 / Sec. 47C-2-118), board removal by majority of TOTAL membership (N.C.G.S. Sec. 47F-3-103(b) / Sec. 47C-3-103(b), stricter than the UCIOA model), and the inverse-vote budget ratification under N.C.G.S. Sec. 47F-3-103(c) / Sec. 47C-3-103(c).

North Carolina HOA Fines Calculator — N.C.G.S. Sec. 47F-3-107.1 & Sec. 47C-3-102.1 Fine Caps

Compute the lawful maximum fine under the North Carolina Planned Community Act (N.C.G.S. Sec. 47F-3-107.1) and the North Carolina Condominium Act (N.C.G.S. Sec. 47C-3-102.1). Both statutes cap fines at $100 per day per violation and $2,000 aggregate per violation. The calculator checks procedural validity (10-day written notice; hearing opportunity), flags any overage above the statutory cap, and determines whether the past-due fine is eligible to become an assessment lien under N.C.G.S. Sec. 47F-3-116 / Sec. 47C-3-116.

North Carolina HOA Budget Ratification Calculator — Inverse-Vote Procedure under N.C.G.S. Sec. 47F-3-103(c) & Sec. 47C-3-103(c)

Compute the North Carolina HOA / condominium annual budget ratification status under the inverse-vote (reverse veto) model of N.C.G.S. Sec. 47F-3-103(c) (Planned Community Act) and N.C.G.S. Sec. 47C-3-103(c) (Condominium Act). The budget is ADOPTED AUTOMATICALLY unless owners representing 2/3 of total votes vote to REJECT within 30 days of mailing. The calculator determines the rejection deadline, votes needed to reject, whether the window is still open, and the per-unit annual assessment.

North Carolina HOA Resale Disclosure Calculator — Resale Certificate Deadline & Buyer Cancellation Rights under N.C.G.S. Sec. 47F-3-116 & Sec. 47C-3-116

Compute the resale certificate delivery deadline and buyer cancellation window for a North Carolina HOA or condominium resale under N.C.G.S. Sec. 47F-3-116 (Planned Community Act) and N.C.G.S. Sec. 47C-3-116 (Condominium Act). The association must deliver the resale certificate within 10 business days of written request (this calculator uses 14 calendar days as a conservative estimate). The buyer has 5 calendar days to cancel after receiving the certificate; if the certificate is not timely delivered, the buyer may cancel any time before closing.

North Carolina Reserve Fund Calculator — Adequacy & Recommended Contribution under N.C.G.S. Sec. 47C-3-114 & Sec. 47F-3-114

Compute the reserve fund funding ratio, deficit, and recommended annual contribution for a North Carolina condominium or planned community under N.C.G.S. Sec. 47C-3-114 (Condominium Act) and N.C.G.S. Sec. 47F-3-114 (Planned Community Act). North Carolina requires reserve fund maintenance and adequacy disclosure at the annual meeting but does NOT require full funding — unlike Florida's post-2022 SIRS rules. Flags funding ratios below 70% (CAI industry standard) and projects the balance over 5 and 10 years at the current contribution rate.