Financial & Assessment Core

Assessor Fair Market Value

$440,700

Taxable Assessed Value

$440,700

Est. Benchmark Tax (Unadjusted)

$3,129 / yr

at 0.71% benchmark baseline

Check Tax Equity Comps →

Cadastral Land Area

0.37 Acres

16,248 sq ft

Cadastral Attributes & Deed Registry

Recorded Legal Owner	PURCELL, STEVEN C
Mailing Address	785 COTUIT RD, MASHPEE MA
Land Classification	1010
Improvement Share	65% Structure • 35% Land
Legal Description	Single Family Residential

Tax Equity Assessment Comps & Appeal Intelligence

🎯 Inequity Identified (4 Verified Comps)

785 COTUIT RD is cataloged under the Barnstable County, MA property tax appraisal roll with an assessor fair market valuation of $440,700. Structural improvements constitute 65% ($287,100) of total parcel value, with allocated land value accounting for 35% ($153,600). Based on the prevailing MA benchmark tax rate of 0.71%, estimated annual ad valorem taxes are approximately $3,129/year.

Assessed Land Valuation Baseline

$9.4535 / sq ft

Pure Cadastral Land Allocation ($153,600)

Plat Equity Disparity

Up to 63.4% Lower

Avg 44.0% reduction across 4 comps

Est. Potential Tax Rollback

$480 / yr

Immediate relief against certified assessment roll

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 0003_010	760 COTUIT RD DANGEL, CHRISTOPHER J &	222,160 sq ft	$769,400	$3.4633	-63.4%
LOCKED 0003_0•••••	58 PIM•••••••••••• GOUL••••••••••••	100,624 sq ft	$494,200	$4.9114	-48.0%
LOCKED 0005_0•••••	47 COV•••••••••••• MATH••••••••••••	60,113 sq ft	$375,000	$6.2383	-34.0%
LOCKED 0003_0•••••	50 PIM•••••••••••• PAIN••••••••••••	100,624 sq ft	$658,900	$6.5481	-30.7%

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
825 COTUIT RD, MASHPEE, MA	MASHPEE	$467,400
819 COTUIT RD, MASHPEE, MA	MASHPEE	$456,300
815 COTUIT RD, MASHPEE, MA	MASHPEE	$498,500
809 COTUIT RD, MASHPEE, MA	MASHPEE	$446,800
6 OLDHAM CIR, MASHPEE, MA	MASHPEE	$484,400
10 OLDHAM CIR, MASHPEE, MA	MASHPEE	$550,000

785 COTUIT RD

Tax Equity Assessment Comps & Appeal Intelligence

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