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Franklin County board hears appeal from Therons over $1.06 million assessment; appraiser defends 01/01/2025 valuation
Summary
Dwayne and Janet Theron told the Franklin County Board of Equalization their Pasco home was overvalued at $1,062,300 as of Jan. 1, 2025, citing more-recent sales and realtor estimates; assessor staff said the county’s mass‑appraisal model and 2024 sales data support the assessed figure.
Dwayne and Janet Theron argued before the Franklin County Board of Equalization that their Pasco home’s assessed value of $1,062,300 is too high and does not reflect market conditions as of Jan. 1, 2025. The couple presented a comparative market analysis from a local agent that listed several nearby sales and said they would expect a listing price between $850,000 and $900,000.
The board’s hearing packet shows the subject property at 11804 Pelican Road: a one‑story, 3,022‑square‑foot house on 1.4 acres. Appraiser Clark Dickinson, who prepared the assessor’s evidence, said the county values properties at 100% of fair market value as of the statutory appraisal date and calibrates cost estimates with a statistical sales model. Dickinson told the board the assessor’s neighborhood study (Neighborhood 432) has a ratio of about 94.6%, and that the assessor’s per‑square‑foot figures (about $352 per sq. ft. for the subject) place the assessed value in the model’s supported range.
Theron singled out a February 2025 sale on Ricky Court that included a heated in‑ground pool and a larger garage, and argued the assessor’s standard $10,000 pool allowance understates how much a pool contributes to market value in this neighborhood. Dickinson responded that pools are treated consistently across the county in the mass‑appraisal model to ensure equity, acknowledged pools can vary widely in cost and contributory value, and said sales that closed after Jan. 1, 2025, cannot be used to establish value for the 2025 assessment year; such sales are used in later valuation cycles.
Board members pressed both sides on the statutory appraisal date and the limits of the mass‑appraisal process. The board closed the hearing for petition BE2025‑51, saying it will issue a written decision within about four weeks; the decision will include information about appeal rights to the State Board of Tax Appeals.
The assessor’s office asked the board to sustain the assessed value; the appellant asked the board to consider the more recent market indications and the value contribution of a heated pool and larger garage. The board did not render a decision at the hearing and announced a written ruling would follow.
