Financial & Assessment Core

Assessor Fair Market Value

$1,181,000

Taxable Assessed Value

$834,000

Est. Benchmark Tax (Unadjusted)

$25,273 / yr

at 2.14% benchmark baseline

Check Tax Equity Comps →

Cadastral Land Area

6.95 Acres

302,654 sq ft

Cadastral Attributes & Deed Registry

Recorded Legal Owner	MACKINNON DONALD & LAARMAN LISA
Mailing Address	384 CREAM HILL ROAD, WEST CORNWALL CT
Land Classification	BUILDING LOT
Improvement Share	89% Structure • 11% Land

Tax Equity Assessment Comps & Appeal Intelligence

🎯 Inequity Identified (4 Verified Comps)

384 CREAM HILL RD is cataloged under the Cornwall County, CT property tax appraisal roll with an assessor fair market valuation of $1,181,000. Structural improvements constitute 89% ($1,048,700) of total parcel value, with allocated land value accounting for 11% ($132,300). The property's assessed valuation of $834,000 reflects the Connecticut statutory 70% uniform assessment ratio (CGS § 12-62a). Based on the prevailing CT benchmark tax rate of 2.14%, estimated annual ad valorem taxes are approximately $25,273/year.

Assessed Land Valuation Baseline

$0.4371 / sq ft

Pure Cadastral Land Allocation ($132,300)

Plat Equity Disparity

Up to 56.3% Lower

Avg 37.1% reduction across 4 comps

Post-Transfer Tax Shock Savings

$1,050 / yr

Current bill protected at $17,848/yr under statutory cap

Verified Pure Land Comparables (Private Holdings on Immediate Plat):

Comparable APN	Street Address / Owner	Land Area	Certified Land Value	Land Rate / sq ft	Inequity Gap
VERIFIED COMP 17240-120	007 WEST DR BISHOP BARBARA & CLINTON R	905,035 sq ft	$172,800	$0.1909	-56.3%
LOCKED 17240-•••••	114 CR•••••••••••• WEST••••••••••••	259,134 sq ft	$63,500	$0.2450	-43.9%
LOCKED 17240-•••••	040 RE•••••••••••• BOSW••••••••••••	519,267 sq ft	$153,300	$0.2952	-32.5%
LOCKED 17240-•••••	379 KE•••••••••••• GRIS••••••••••••	139,015 sq ft	$51,300	$0.3690	-15.6%

Official Value Adjustment Board (VAB) Evidence Packet Ready

Under Florida Statutes § 193.011 and county appraisal guidelines, presenting verified lower-assessed adjacent land comparables establishes prima facie proof of unequal assessment. Open the official certified evidence packet ready for VAB board submission.

🔒 Orders Paused for System Maintenance

Adjacent Property & Address	City	Just Valuation
006 VALLEY RD, Cornwall, CT	Cornwall	$889,200
014 KENT RD, Cornwall, CT	Cornwall	$485,800
WHITCOMB HILL RD, Cornwall, CT	Cornwall	$190,900
90 + 92 GREAT HOLLOW RD, Cornwall, CT	Cornwall	$2,088,500
GREAT HOLLOW RD, Cornwall, CT	Cornwall	$287,500
GREAT HOLLOW RD, Cornwall, CT	Cornwall	$181,900

384 CREAM HILL RD

Tax Equity Assessment Comps & Appeal Intelligence

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