Delaware Property Reassessment Hits Low-Income Areas Hardest

Spotlight Delaware analysis shows predominantly Black, brown and low-income communities faced the biggest tax hikes.

Published on Feb. 27, 2026

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Spotlight Delaware and Tech Impact's Data Lab have unveiled a detailed analysis of Delaware's first property reassessment in nearly 40 years. The data, obtained through public records requests, shows that predominantly Black, brown and low-income communities were hit hardest by rising property values and tax bills spurred by the reassessment. While many expected the reassessment to provide relief to the state's lowest income residents, it actually raised their tax burdens in many cases.

Why it matters

The reassessment of every property in Delaware was a major event intended to reshape how the state funds government services and school districts. However, there was no public accounting for the results of that work in an easily understandable way. This analysis sheds light on how the reassessment impacted different communities across the state, raising concerns about the equitable distribution of the tax burden.

The details

Spotlight Delaware submitted Freedom of Information Act requests to obtain parcel-level data from the 2024/2025 tax years in New Castle and Sussex counties, and the 2023/2024 tax years in Kent County. This data was then mapped by Tech Impact's Data Lab to create heat maps showing the percentage change in assessed value, taxes levied, and tax burden across Census tracts. The analysis found that the southern counties, which previously used lower percentages of assessed value for tax rates, saw bigger jumps to catch up to the 100% rate used in New Castle County. The maps also exclude newly constructed properties to focus only on changes to existing properties.

  • Spotlight Delaware submitted FOIA requests beginning in September 2025.
  • The analysis used data from the 2024/2025 tax years in New Castle and Sussex counties, and the 2023/2024 tax years in Kent County.

The players

Spotlight Delaware

A news organization that conducted the analysis and data mapping project.

Tech Impact's Data Lab

A Newark-based initiative that helped Spotlight Delaware leverage data, AI, and machine learning to create the maps for the project.

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What’s next

The decision to increase the taxation on commercial properties was a political reaction to concerns by homeowners and lawmakers, and was only a short-term fix that is due to expire this year.

The takeaway

This analysis highlights the unequal impact of Delaware's property reassessment, with predominantly Black, brown and low-income communities facing the biggest tax hikes. It raises questions about the fairness and equity of the reassessment process and the need for policymakers to ensure that tax reforms do not disproportionately burden the state's most vulnerable residents.