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Charlotte County appraiser: reassessment will raise average home values about 50%; appeals outlined
Summary
Pearson’s Appraisal told the Charlotte County Board that a completed reassessment will raise average home assessments about 50% for homes and 35–50% for land, with notices to be mailed next week and three appeal options offered.
Fred Pearson, an appraiser with Pearson's Appraisal, told the Charlotte County Board of Supervisors that a newly completed countywide reassessment will raise average assessed home values by roughly 50 percent and land values by about 35 to 50 percent.
Pearson said notices would be mailed next week and described three ways property owners can appeal: an in-person meeting with staff, a scheduled phone callback, or submission of information by email for staff to consider. "This is one of the largest increases you've had in a long time," Pearson said.
The reassessment materials will be used to recalculate property values after fieldwork and data entry were completed, Pearson said. He gave examples to illustrate variation: a well‑improved house that has been remodeled could see increases as high as about 70 percent, while older homes in fair condition or a long‑vacant house could see increases of 25 to 30 percent. Pearson cautioned assessors do not perform interior inspections and that unobserved interior conditions can affect market value.
Pearson said land increases will depend on factors such as timber harvest, access from state‑maintained roads, topography and utility right‑of‑way availability. "If you decide to put a house on it, not only do you have to have access to get into it, you have to have a right of way for utilities too to get electricity to it," he said. He added assessors use only sales within Charlotte County for comparisons.
Mr. Witt, a board member, said the reassessment figures will inform upcoming budget discussions. "I think that this gives the board something to go on for budget talks," Mr. Witt said.
The board and Pearson emphasized that a change in assessed value does not necessarily translate to the same percentage change in taxes; the county's tax rate and budget decisions determine final tax bills. Hearings will be scheduled after notices are mailed to allow property owners to present condition‑specific evidence to examiners.
Clarifying details recorded at the meeting include the three appeal methods (in person, phone callback, email), the stated averages (homes ~50%; land 35–50%), examples of possible high (about 70%) and low (about 25–30%) shifts depending on condition, and the use of only Charlotte County sales in comparisons.
The board did not take formal action on the reassessment at this meeting; Pearson said notices will be mailed next week and hearings arranged to hear appeals.
