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Union County board tables Simpson appeal, asks county to map disputed flood and steep-slope acreage
Summary
The Board of Equalization and Review on Thursday tabled the appeal from Sean and Rodney Simpson of a 55.38-acre parcel, requesting county staff to map disputed flood- and cliff-affected acreage and to produce assessed-value comparisons for adjacent parcels.
Sean and Rodney Simpson asked the Union County Board of Equalization and Review to reduce the assessed value on a 55.38-acre parcel that they said is effectively landlocked and suffers frequent flooding and steep, unusable cliffs.
Simpson described vehicular access that crosses three private drives and easements, totaling roughly 5,879 feet (about 1.11 miles) from Fish Road. He showed photos and a FEMA overlay and said "the road... gets shredded up so bad" and that multiple sections flood in ordinary rain events. He supplied a survey and told the board he has had recurring disputes with a neighbor who sometimes blocks access.
County staff told the board they reviewed acreage sales for the New Salem area and calculated a median of about $9,637 per acre; they reported the parcel was being assessed at an effective roughly $6,695 per acre and that the county had already adjusted the assessment downward to $370,800 to account for no-access issues and floodplain acres. The county used FEMA's floodplain layer (19.8758 acres) and applied a 45% adjustment for those acres.
Board members pressed county staff about topography: several places along the creek exhibit steep contour lines and cliffs the taxpayer described as "unusable land." Members asked the county to provide additional data before a final decision: a precise mapped acreage of the disputed creek/flood island (the Simpson representative estimated about 5.35 acres of creek water) and the assessed values for two immediately adjacent parcels, so the board could check equalization.
After discussion the board voted to table the Simpson appeal and directed county staff to return with (1) a verified map showing the small area Simpson contends is excluded from FEMA flood mapping, (2) acreage estimates for the steep-slope/cliff areas, and (3) the assessed values for the two neighboring parcels identified during the hearing. The taxpayer's detailed packet, photos and legal correspondence about access were entered into the record.
Next steps: County staff will deliver the requested mapping and assessed-value comparisons to the board; the board will reconvene the matter once those data are available.
