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Vincent Valuations: countywide reappraisal shows about 105'110% growth since 2019; notices and appeals outlined
Summary
Vincent Valuations told commissioners that a countywide reappraisal effective Jan. 1, 2026, yields an overall increase of roughly 105'110% versus 2019 values (91% of parcels higher); notices will be mailed next week and the appeals deadline is May 15 at 5 p.m., with online tools and in-person help available.
Ryan Vincent of Vincent Valuations presented the county's reappraisal results and an appeals plan to commissioners at the retreat. Vincent said the reappraisal is a statutorily required mass appraisal with an effective date of Jan. 1, 2026, and that the firm used countywide sales to model market value at 100% of market.
Key takeaways Vincent presented:
- Countywide change: estimated between 105% and 110% increase in assessed base compared with the 2019 valuations; 91% of parcels are estimated to have higher values and 9% to have lower values. Vincent cautioned that the figure is a countywide aggregate; individual parcel changes will vary by location, property type and local sales evidence.
- Sales data: Vincent said the firm reviewed roughly 5,100 valid sales countywide going back to 2023 (about 10% of parcels), which provided substantially more market data than the 2019 base that followed Hurricane Florence.
- Valid-sale criteria and special conditions: Vincent explained the team's vetting of valid sales, exclusion of non-market transactions (estate transfers, some bank transfers, below-market family transfers), and adjustments for known site limitations such as non-perk parcels and flood-prone properties. He said owners should gather documentation (percolation/no-perk tests, repair invoices, flood/disaster records) if they plan to appeal.
- Notices and appeals: Vincent told the board notices will be mailed early next week and the online map and data will go live when notices are mailed. He explained an online appeals form and a phone/assistance plan: staff will staff phones to take calls, and the county will offer in-person help at locations used for prior public meetings. The statutory deadline to file an appeal is May 15 at 5:00 p.m.; Vincent urged taxpayers to file by that date with supporting evidence if they believe their value is incorrect.
- Measurement and tolerances: Vincent said mass appraisal square-foot measurements follow industry standards (measured from the outside to the nearest foot) and that typical measurement differences of 5'10% are common; owners with specific square-footage disputes can request an on-site review.
Commissioners asked for neighborhood-level sales breakdowns and urged staff to push public communication and easy online tools. County staff said they will publish the online lookup, provide explainer materials and deploy staff to assist during the appeals window.
What happens next: notices will be mailed and the online lookup will go live in the days after the presentation; residents who disagree will have until 5:00 p.m. on May 15 to file an appeal with supporting documentation.
