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Union County board affirms $1,835,200 assessment for homeowner Matthew Snyder
Summary
After a hearing in which homeowner Matthew (Matt) Snyder argued his newly completed Marshville house and 27-acre parcel were overvalued, the Union County Board of Equalization Review voted to uphold the county's assessed value of $1,835,200 for parcel 01210002C.
The Union County Board of Equalization Review voted to uphold the county's assessed valuation of $1,835,200 for parcel 01210002C after a hearing in which property owner Matthew (Matt) Snyder disputed the county's calculations.
Snyder told the board he built the house himself, that it sits on about 27 acres near Marshville, and that he received a certificate of occupancy in June 2025. He said the county's home portion of the assessment works out to about $341 per square foot and argued that his construction cost and local comparable sales supported a substantially lower value: "I built this house myself, and there's no way that I can physically build this home and get to $341 a square foot," Snyder said during his presentation.
County staff responded that the parcel had been evaluated at 70% complete for the Jan. 1, 2025 valuation date in a prior appeal, that staff ran a sales-analysis using comparables from the county's market pool and applied age/quality and acreage adjustments, and that after review they had set the current recommended value at $1,835,200. A county presenter summarized that "after looking at this and feeling that our comparables are pretty strong ... the value of $1,835,200 [is] relatively fair." (county staff)
Board members questioned Snyder about the comparables' locations (some listed in Monroe), the dates of the sales used in the county's analysis, and whether Snyder's bank appraisal and build cost should displace market-sale-based adjustments. The chairman and other members reiterated the legal standard the board uses: assessments reflect market value as of Jan. 1, 2025, and sales outside that statutory date range are ineligible for the analysis.
After deliberation the board took a motion to accept the county's valuation; the record shows the motion (mover recorded as Mr. Ashcraft, second Mr. O'Keefe) carried and the value will remain in place. The chairman reminded Snyder that "the county will notify you within about 30 days of the board's decision." (Chairman, Board of Equalization Review)
Why it matters: the affirmed assessment determines the taxable valuation that will be used for property-tax calculations until the next reassessment cycle, and appeals of this sort affect both taxpayer bills and county revenue estimates.
What happens next: the taxpayer will receive written notice of the board's action within about 30 days; the board announced it will enter a deliberation phase for other cases and implement staff recommendations for the remainder of the docket.
