Comments on: From Data to Value: How Mass Appraisal Delivers Fair Market Assessments

By: Dave

Dave — Tue, 13 Jan 2026 23:48:24 +0000

Mike missed my point. Fair market value is gone the next day the new assessments kick in – a responsible assessor will know the assessments and not attempt an equity adjustment in a market that ALWAYS since 2009 increases. Can not understand why this is such a hard concept to get. If you going to use a COST APPROACH which is very hypothetical – stay with the results so your tax payers have a frame of reference as to equity.

By: Mike

Mike — Tue, 13 Jan 2026 23:31:35 +0000

In reply to Douglas Kues.

Douglas, Assessed valuations are for taxation. Nothing more. When looking for comparable properties in a fee appraisal, you want to utilize recent sales that reflect the valuation date of the appraisal. Each state and locality has different laws and regulations that must be followed. In Virginia assessments must reflect 100% fair market values as of January 1st. That is very different than a recent sale. The appraiser is to determine the most probable price, supported by recent sales. When I did work for the electrical company a few years back for an electrical line extension, the valuation was determined by the $/ acre of recent similar parcels. Sometimes you have to look back a few years and make market condition adjustments. To answer your question, I would never use the assessor’s valuation, regardless of the locality affiliation.

By: Douglas Kues

Douglas Kues — Tue, 13 Jan 2026 22:44:25 +0000

So, Michael, I live and practice in another world way out West, but so firmly agree that assessed values, while considered taboo in fee appraisal, are not only reasonably indicative of value (being determined under generally the same criteria perhaps with the exception of valuation date), but can be critical to the assignment parameters. This one is neither here nor there, having settled the investigation already, but sending and asking as food for thought. We had a case where a complaint was filed by government favored right of way appraisal firm because we used assessed value in providing a “dispute” resolution appraisal whereby the private property owner complained about an offer required to be fair and just for prime street frontage in a road widening project. I cited assessed value and the state said that was prohibited. I responded that it should ONLY be prohibited if the taking agency is NOT also the taxing agency. Point was, agency offered private property owner about 25% (psf) of what the same agency had been taxing the same property at for over 12 years (like assessed & taxed at $12 psf with an taking offer of $3 psf). Obviously the complainant was the origin of the $3 psf appraisal (which used 4 year old sales not suitable for similarly highest and best use based on zoning, location, etc), but they worked for the agency, so we lost the battle, but how’s your thoughts on using assessed value when the assessor works for the County that is the taking agency? Always curious.

By: Dave

Dave — Tue, 13 Jan 2026 20:23:50 +0000

Sadly, this article suggests that a system that relies on a cost approach and land schedules can come even close to one that is based on comparable sales. What this article does NOT say is that after a mass appraisal is complete the only data that will lead to equity is the assessment of a like property similarly derived with the same cost algorithms. WHY/ Because tax payers judge the fairness of the system by comparison to other ASSESSEMENTS! After a re-appraisal values are frozen in time and the best comparable data is the assessment of a similar property. Funny that the IAAO wants Appriasal Foundation input, but all there member will be except from USPSP!

By: Pray Hard

Pray Hard — Tue, 13 Jan 2026 20:03:35 +0000

When the “appraisal districts” were started in Texas about 45 years ago, they created nothing but Hell on mortgage appraisers. That’s all I’m going to say. You know the rest.

By: Lori Noble on Facebook

Lori Noble on Facebook — Tue, 13 Jan 2026 17:24:07 +0000

Excellent job Mike Michael Small. 😊

By: Coach

Coach — Tue, 13 Jan 2026 17:22:57 +0000

Really solid piece. I looked at assessor work a while back, and reading this reminds me why the role demands real analysis, consistency, and a different kind of problem‑solving than most folks realize.