If you own property in Falls Church, your real estate tax bill is about to look different. The City is moving curbside trash costs off the general tax rate and onto a new service fee, which changes how you plan and budget. In a few minutes, you will know what you will pay, who is affected, how billing works, and the simple steps to take next. Let’s dive in.
What changed
City Council approved a two-tier solid waste collection fee for curbside users, effective July 1, 2025: $236 per year for 35-gallon carts and $336 per year for 65-gallon carts, with adoption scheduled in September 2025 materials (City staff report and ordinance). To balance the budget, the City also reduced the FY2026 real estate tax rate by 1.5 cents, from $1.20 to $1.185 per $100 of assessed value (tax rate ordinance). The fee amounts and rate cut are designed to be revenue neutral for the City overall.
Who pays the fee
Only properties that receive the City’s curbside collection pay the new fee. Most apartments, many condominiums with private waste contracts, and commercial properties do not pay the fee and will still benefit from the tax rate reduction (who is included, City staff report). Households using stickers instead of carts are charged at the 35-gallon rate, and some shared-cart townhome clusters are billed per unit based on City practice.
Relief for seniors and disabled residents
The ordinance ties fee relief to the City’s existing real estate tax relief program for qualifying seniors and disabled residents, using the same application and criteria (code changes and relief process). Broader income-only relief was not implemented for FY2026.
How billing will work
The solid waste fee appears as a separate line on the real estate tax bill. You will pay it in two equal installments, December and June (billing details). With the effective date of July 1, 2025, the first half is expected to appear on the December 2025 bill, and the second half on the June 2026 bill.
What it could cost you
The tax rate cut offsets part of the new fee, and the net impact depends on your home’s assessed value and your cart size. For a $550,000 assessment, the 1.5-cent rate cut saves about $82.50 per year (rate math and examples).
- 35-gallon cart: $236 fee minus $82.50 tax reduction equals about $153.50 more per year.
- 65-gallon cart: $336 fee minus $82.50 tax reduction equals about $253.50 more per year.
If you do not receive City curbside service, you do not pay the fee and will likely see a net decrease due to the lower tax rate.
Service updates to expect
The City is rolling out a third organics cart for yard and food organics to curbside customers, replacing the subsidized Compost Crew opt-in program (organics program details). Organics are expected to reduce disposal costs over time, but the program is part of the overall service funded by the new fee.
You can request a different cart size, although the first-year fee is based on the cart assigned during the billing window. Staff planned cart swap windows with new deliveries showing mid-2026 timelines, and early-year changes may not adjust the fee until later cycles (cart swap timing). The City intends to keep “yellow stickers” for extra bags at $1 per sticker for now (local coverage summary).
If you are buying or selling
Because the fee sits on the real estate tax bill, it generally follows the property, not the person. Taxes and related line items are typically prorated at closing according to the contract and settlement processes. The City documents describe the fee placement on the bill but do not set proration rules, so confirm how your settlement company will handle it in your transaction (fee on tax bill, City staff report).
How to prepare now
- Confirm if your property receives City curbside service and which cart size is assigned.
- Mark your calendar for the December and June billing installments.
- If you plan to downsize your cart, watch for the City’s swap request window and when changes affect billing.
- If you are a qualifying senior or disabled resident, update your tax relief application to include the solid waste fee.
Key considerations
The City’s move shifts costs from all taxpayers to curbside service users, which addresses concerns from owners who do not use City service but increases costs for most curbside households. Local coverage notes this tradeoff and the fairness debate that led to the current structure (tradeoffs overview). Fees will be reviewed annually, so amounts can change with contract costs or service mix over time (annual review note).
If you want help budgeting for this shift as you plan a move or prep a listing in Falls Church, our team can walk you through how fees, taxes, and HOA or condo services fit into your overall strategy. Reach out to Property Collective for local guidance that keeps your goals front and center.
FAQs
Will I see a new charge on my Falls Church tax bill?
- Yes. The solid waste fee appears as a separate line, billed in two installments in December and June, starting with the December 2025 bill for the first half (City billing details).
Do condo or apartment owners pay the new Falls Church solid waste fee?
- Generally no. Properties without City curbside service do not pay the fee and still receive the lower tax rate (who pays, City staff report).
How will the fee be handled at a Falls Church home closing?
- It is usually prorated like other items on the real estate tax bill, subject to your contract and settlement processes. Confirm details with your settlement agent since the City does not set proration rules (fee placement reference).
Can I lower my fee by switching to a smaller cart in Falls Church?
- Yes. The 35-gallon cart has a lower fee, but first-year billing is based on the cart assigned during the billing window, and some swaps may not affect the bill until later cycles (cart swap timing).
Are there exemptions for seniors or disabled Falls Church homeowners?
- Yes. Fee relief follows the same eligibility and application process as the City’s real estate tax relief program for seniors and disabled residents (relief process).
What is changing with organics and food scraps in Falls Church?
- The City is rolling out a third organics cart for yard and food organics, replacing the subsidized Compost Crew opt-in program as part of the new fee structure (organics program details).
