[{"_1":2,"_104":-5,"_105":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,74,84,94],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":44,"_46":47,"_48":49,"_50":51,"_52":53,"_54":55,"_56":57,"_58":59,"_60":61,"_62":63,"_64":65,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},"mediaId",6514756,"mediaKeyId","5023966-98cc61360d74cc3fc2bc2ba27910f005","parentId",5023966,"title","BOE tweaks or affirms several other assessments: 6 Star, Boulders View and Next Generation cases","audioSeconds",0,"startMs",5523000,"endMs","viewUrl","/Search/View?dp=1&key=5023966-98cc61360d74cc3fc2bc2ba27910f005&start=5523&end=5523","thumbnailUrl","https://assets.pipeline.soar.com/5023966-98cc61360d74cc3fc2bc2ba27910f005/thumbnail_5523000.jpg","articleUrl","/articles/6514756/Albemarle-County/Virginia/BOE-tweaks-or-affirms-several-other-assessments-6-Star-Boulders-View-and-Next-Generation-cases","mediaUrl","https://secure.pipeline.soar.com/6514756-c48c8a40ae0f0a007c9b13504af8b391/orig.mp4?Expires=1771140318&Signature=NN7IVOmBimXjX8VvFS~0OkA7GkPN3BMnmcTFMCcnSpO5jv8MdR2LAX2WE9SYP2DFPQF4zrsLedZ0wd9c~0nx2UDDytZyZ18JjRgCVA5FxEVpX~OE0prUYuJOzDOvPoIZaU~TEHuptpx-9C5HVXYY4UcB3h~NRKRyJlQ~1Z18HEUaLsDl9WCRzTKKdIjMJt7UNPNPK8OBaMJfRMqbOtR6r1iE8PFQeYWjXHc1Eu07xmKtQWvGi7GWqoswtuTk2x68gik5QJFVTTsqqov6c0QZgOzT42h0RqZblRc7MbnptWpCfrnoJO~EnO6ZIu~E4dkpMwT0RVQH1wXA6IZjXCdTMg__&Key-Pair-Id=KUT5TJCACFTXG","author","Albemarle County","date","2025-06-17T19:24:24Z","article","The Albemarle County Board of Equalization handled several additional appeals at its June 16 meeting, including an increase sought by the assessor for a retail property, an acreage clarification backed by a survey, and review of a vacant parcel\u0000s record acreage.

6 Star Associates LLC (application number 28, Town Center Boulevard)

The assessor reported a corrected income calculation after clarifying rentable area and imputing market rent for owner-occupied space. The office concluded a value of $6,000,005.43 for the property and recommended increasing the assessment from the prior roll. The owner did not object to the revised rentable area in the hearing packet. The board voted to adopt the assessor\u0000s revised assessment for application 28.

Boulders View LLC (application number 50)

The appellant supplied a survey and the assessor\u0000s office used the updated acreage breakdown to value two sections of the parcel separately (a buildable front area with a home-site component and a back area reduced for steep slopes and limited access). The assessor\u0000s staff said those calculations produced a small net increase in total value. The board voted to approve the assessor\u0000s recommended assessment for application 50; one board member recorded an abstention.

Next Generation LLC (application number 31)

The parcel under appeal is a larger vacant tract with an internal easement and mixed topography. The assessor explained the market-area rates used for a two-acre home-site allotment plus a residual acreage rate for the balance. The board voted to leave the assessment unchanged.

Each motion carried as recorded on the hearing docket. Board members said they would notify applicants if further documentation is required for future review.","mediaType","Video","parentTitle","Albemarle Board of Equalization Meeting, 6/16/25","oneSentenceSummary","On June 16 the Board of Equalization adjusted one retail assessment upward, affirmed a vacant-acreage valuation and left another parcel unchanged after hearing evidence and survey updates.","taxTitle","Albemarle County, Virginia","taxId",4417,"location","headline","","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":42,"_43":77,"_45":77,"_46":78,"_48":79,"_50":80,"_52":81,"_54":55,"_56":57,"_58":82,"_60":61,"_62":63,"_64":83,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},6514760,"Board lowers Route 29 shopping-center assessment after agreeing to recalc rent assumptions",2660000,"/Search/View?dp=1&key=5023966-98cc61360d74cc3fc2bc2ba27910f005&start=2660&end=2660","https://assets.pipeline.soar.com/5023966-98cc61360d74cc3fc2bc2ba27910f005/thumbnail_2660000.jpg","/articles/6514760/Albemarle-County/Virginia/Board-lowers-Route-29-shopping-center-assessment-after-agreeing-to-recalc-rent-assumptions","https://secure.pipeline.soar.com/6514760-e85e3ba5e16e288eef8fb720620becfb/orig.mp4?Expires=1771140318&Signature=jnNQd9Z~TAyOvF2Y1hUT8A8EpuwkjWIKRM4Kc5HndYCRBSwUq~le7EsQIlyeByuCz7E54t7uxQ~1PEPSDifXlB-NmqmGhjawM0oJs9Ux5oslKN6BBXo9N5BoDwfbSn4lYgv3lT6vRQTxNmqbRDaOQJ-R-o37M8rHRzRw0IKZEHFq1PQJHfzgQtIppHy-jXofF5wEUYTzqNCHFthF4kZmvIquuuOaGiawEWAbZZUqMXud9p6kEnGQL~~EZqh5ok24iaIMgH8VsdWTADhvAlvU~FrMuUWZmEvx34qyI55YL6DR8ptQb2dtmSrTOgZ1sz7xzQOB-IOgZ7FGjcsfOXZAdw__&Key-Pair-Id=KUT5TJCACFTXG","The Albemarle County Board of Equalization on June 16 approved a recalculation of the assessment for a Route 29 shopping center (application number 27, PID 4735), directing the assessor\u0000s office to use a $30-per-square-foot starting rent for the income approach instead of $37.40.

The assessor\u0000s staff presented an income and land-value analysis showing the center\u0000s supporting land and excess land were previously valued using a higher market rent assumption. The assessor explained the office uses a shopping-center model that applies a benchmark vacancy rate and standardized expense assumptions when owners do not provide fully itemized, certified statements.

\"We used retail rents within a mile of the subject property,\" a county assessor's presenter said, describing the office\u0000s use of comparables to establish market rents. The assessor said the office applied an extraordinary-vacancy schedule and used an $8.80-per-square-foot expense assumption plus a 4% replacement reserve, producing a higher valuation.

United Land Corporation, the property owner, objected to the county\u0000s rent and expense assumptions. A company representative told the board: \"If I was getting $30 a square foot, I would not be sitting in here,\" and said the owner\u0000s actual reported average rent for the center was $19.89 per square foot (including $3.50 in reimbursements). The owner said it was impractical to provide segregated, certified expense statements for each center because the company groups expenses across multiple centers.

Assessors said state law provides for certified statements from owners of income-producing properties and that certified statements help the office use applicant-submitted income data more directly. The county said that absent sufficiently detailed and certified expense breakdowns the office adjusts owner-submitted numbers to market-based models.

After discussion, a board member moved to lower the assessor\u0000s starting rent assumption for the income calculation from $37.40 to $30. The assessor re-ran the model and reported the income-approach value decreased and the total assessed value dropped by roughly $2 million. The board then voted to change the assessment for PID 4735 to a revised total assessment of approximately $11,000,004.73, keeping the excess land value unchanged and lowering the improvement value accordingly.

A motion to change the land value to $8,010,900 and set the improvement value so the total assessment equaled about $11.0 million carried. The board said it may revisit the property if new, certified income-and-expense information or different lease comparables are provided.

The decision followed an extended exchange between assessors and the owner about how to treat upfront tenant incentives, reimbursable common-area maintenance and restaurant leases that can skew market averages. The board asked assessors to remove restaurant comps from the immediate comparable set when rerunning calculations if the board requested it, and staff provided an updated list of comparables during the session.

The reassessed figures will be recorded in the county assessment roll for tax year 2025.","After a lengthy hearing over rent and expense figures, the Albemarle County Board of Equalization directed the assessor\u0000s office to recalculate a Town Center shopping-center assessment using a $30 per-square-foot starting rent, reducing the total assessment to about $11.0 million.",{"_33":85,"_35":36,"_37":38,"_39":86,"_41":42,"_43":87,"_45":87,"_46":88,"_48":89,"_50":90,"_52":91,"_54":55,"_56":57,"_58":92,"_60":61,"_62":63,"_64":93,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},6514765,"Board upholds assessor—s correction raising stormwater pond parcel to $3,900",1880000,"/Search/View?dp=1&key=5023966-98cc61360d74cc3fc2bc2ba27910f005&start=1880&end=1880","https://assets.pipeline.soar.com/5023966-98cc61360d74cc3fc2bc2ba27910f005/thumbnail_1880000.jpg","/articles/6514765/Albemarle-County/Virginia/Board-upholds-assessors-correction-raising-stormwater-pond-parcel-to-3900","https://secure.pipeline.soar.com/6514765-b49be9642ef3d0f6404b51cb23f3f1ad/orig.mp4?Expires=1771140318&Signature=E~r1pEE9E1vgW~ZQCv0GcwThXuHx8I1zWSAkeAWbQY874EPOrBLo0tHPAsLnoTnU6ZKhDhhSy4PQ7KyWSxM4RBwjSB~QbUCIxFdaFNwoZh~78ua8rVJPfl9LkartjYXaQT9A4QZ8EcJz1S9JYdxZch7IqMunR8K9a~5POx417EESeLFF~ojv-AkeNC~rbKr6ix9nOpWiUANgvBLbQqNyQCa03sVT-~W0yy3yWI7gzCgkQ9HRMvtjlhktyLXYOyu2nuPnujIp7ONCidMl5A3u7oiaQBP0x7oVvzKutwmU-rjCK38N7zpyQC4IT1M7bc~eoJpG6ElSInVWh3On9bq6Bw__&Key-Pair-Id=KUT5TJCACFTXG","The Albemarle County Board of Equalization on June 16 affirmed the county assessor\u0000s corrected 2025 assessment for a 3.942-acre stormwater retention parcel, raising its assessed value from $100 to $3,900.

An owner questioned the scale of the increase, saying the change represented approximately a 3,800% jump and asking whether such an increase was legal. A county assessor replied that there is no statutory limit on the percentage of reassessment: \"There is no limit to the amount of change over any property. It's based on market value,\" the assessor said.

The assessor\u0000s office told the board the parcel had been assessed at $100 per acre in prior years in error and that a review of comparable residual parcels used to support commercial properties had shown a standard equalized rate of roughly $1,000 per acre for similar stormwater parcels. The assessor said the office corrected the record in 2025 to make the parcels consistent across tax records and listed other parcels in the area that had already been adjusted.

The board discussed whether the stormwater pond parcel functions as a stand-alone piece of real estate or is effectively part of adjacent commercial parcels that drain into it. The assessor said the pond \"serves these other parcels\" and that the value had previously been embedded in the parcels the pond served; this change moved that theoretical value onto a separate parcel for the first time.

A motion to affirm the assessor's $3,900 assessment for application number 24 passed.

Board members said the correction was intended to make assessments consistent across similarly coded residual parcels rather than to impose an arbitrary increase.

The board then proceeded to other appeals on the agenda.","The Board of Equalization affirmed a correction that revalued a retention-pond parcel from $100 to $3,900 to equalize it with similar residual parcels used to serve a nearby shopping center.",{"_33":95,"_35":36,"_37":38,"_39":96,"_41":42,"_43":97,"_45":97,"_46":98,"_48":99,"_50":100,"_52":101,"_54":55,"_56":57,"_58":102,"_60":61,"_62":63,"_64":103,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},6514769,"Albemarle BOE affirms two Route 29 assessments despite owner—s plea over sewer capacity",251000,"/Search/View?dp=1&key=5023966-98cc61360d74cc3fc2bc2ba27910f005&start=251&end=251","https://assets.pipeline.soar.com/5023966-98cc61360d74cc3fc2bc2ba27910f005/thumbnail_251000.jpg","/articles/6514769/Albemarle-County/Virginia/Albemarle-BOE-affirms-two-Route-29-assessments-despite-owners-plea-over-sewer-capacity","https://secure.pipeline.soar.com/6514769-ea9af9764afd6e016042f5abaffcb5c2/orig.mp4?Expires=1771140318&Signature=BZATR~I3OrN8UNX7ZIJd~PF9JN3CBQq8McpawWXBX7UABjscvUSSgnZot3Ro1BQoeBVKU9uLLVvQz2CoV1gXSmmWR0WUzFRjbSwEj4Xx7340rvkn5xBXNnHCZe7vkRBtSFmjBYPy46tE32628TTfW2NiY8d1dG03IzwkfGDRNKTXHF2sANw5lS-9eCQqxH4kxYzJs4bgDKUbxne5WeX2eFa~K1MUKeloHlc9mQLS3aO09dCfH5GMX1jSGBBSv3xWtX8ehVzJTImuKlA~VoM80xfoDE6ZCWxy6ycyK2LSz8drgmVBhMn9opw~CGS1LYvZb~ZPt8xFV6f7OXwJmnP9uA__&Key-Pair-Id=KUT5TJCACFTXG","The Albemarle County Board of Equalization on Monday affirmed the county assessor\u0000s 2025 assessments for two Route 29 parcels after the property owner argued the lots cannot be developed until a sewer line is completed.

The owner, represented at the hearing, told the board the parcels \"can't be developed\" and said, \"I can't sell the property. I can't do anything with the property. In my eyes, it's not worth anything.\" The owner said the parcels have been effectively unusable for at least five years while the utility project remains incomplete.

Peter Lynch, County Assessor, described how the assessor's office adjusts developable-land values to reflect the time before development can occur. \"We value this property as developable land,\" Lynch said, and when utilities such as a sewer line are not yet available the office applies a downward adjustment to reflect the time-value and delay to development. He said the office used a 46% discount this year, down from a 56% reduction applied last year, because the scheduled construction date is one year closer than previously projected.

The owner said the county\u0000s schedule has not meaningfully advanced and therefore the owner disputed the smaller discount. The owner also described efforts made on his end to reduce sewer flows and to obtain easements while saying the service authority has not completed the project and that the property has produced no income in the interim.

Board members discussed whether the sewer authority had changed its published schedule. Lynch said he had not been told the schedule was pushed further out than what was previously discussed and that the assessor's recalculation reflected the parcel being one year closer to the authority\u0000s planned timeline.

The board voted to affirm the assessor's 2025 assessment for application number 25 at $2,479,500 and application number 26 at $851,300. Both motions carried with recorded abstentions; the board noted it will accept formal schedule updates from the service authority and adjust future assessments if the utility\u0000s official timeline changes.

The hearing record shows the value adjustments were made under the assessor\u0000s practice of applying a development-timing discount to otherwise developable land. Board members noted that formal notifications from the service authority about schedule changes would prompt reconsideration without the owner having to reappear.

The board moved next to unrelated items after concluding the two Route 29 appeals.","The Albemarle County Board of Equalization on June 16 affirmed assessor valuations for two Route 29 parcels after hearing the owner\u0000s objections that lack of sewer capacity made the land undevelopable.","actionData","errors"]

Article not found

BOE tweaks or affirms several other assessments: 6 Star, Boulders View and Next Generation cases

Board lowers Route 29 shopping-center assessment after agreeing to recalc rent assumptions

Board upholds assessor—s correction raising stormwater pond parcel to $3,900

Albemarle BOE affirms two Route 29 assessments despite owner—s plea over sewer capacity