Financial & Assessment Core

Assessor Fair Market Value

$569,500

Taxable Assessed Value

$569,500

Est. Benchmark Tax (Unadjusted)

$4,043 / yr

at 0.71% benchmark baseline

Check Tax Equity Comps →

Cadastral Land Area

0.46 Acres

20,038 sq ft

Cadastral Attributes & Deed Registry

Recorded Legal Owner	LANDRY, JAMES R
Mailing Address	12 BASS COVE CIR, MASHPEE MA
Land Classification	1010
Improvement Share	66% Structure • 34% Land
Legal Description	Single Family Residential

Tax Equity Assessment Comps & Appeal Intelligence

🎯 Inequity Identified (4 Verified Comps)

12 BASS COVE CIR is cataloged under the Barnstable County, MA property tax appraisal roll with an assessor fair market valuation of $569,500. Structural improvements constitute 66% ($375,300) of total parcel value, with allocated land value accounting for 34% ($194,200). Based on the prevailing MA benchmark tax rate of 0.71%, estimated annual ad valorem taxes are approximately $4,043/year.

Assessed Land Valuation Baseline

$9.6916 / sq ft

Pure Cadastral Land Allocation ($194,200)

Plat Equity Disparity

Up to 53.3% Lower

Avg 36.0% reduction across 4 comps

Est. Potential Tax Rollback

$496 / 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 0013_0007	645 MAIN ST HARRIS, JOHN D & BARBARA F	156,816 sq ft	$710,000	$4.5276	-53.3%
LOCKED 0013_0•••••	633 MA•••••••••••• WHIT••••••••••••	130,680 sq ft	$686,200	$5.2510	-45.8%
LOCKED 0013_0•••••	73 TRO•••••••••••• VALO••••••••••••	24,524 sq ft	$179,700	$7.3275	-24.4%
LOCKED 0013_0•••••	15 BAS•••••••••••• ROBE••••••••••••	26,180 sq ft	$201,700	$7.7044	-20.5%

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

Nearby Properties in Barnstable County

Adjacent Property & Address	City	Just Valuation
87 PICKEREL COVE RD, MASHPEE, MA	MASHPEE	$278,700
645 MAIN ST, MASHPEE, MA	MASHPEE	$1,062,500
639 MAIN ST, MASHPEE, MA	MASHPEE	$862,700
14 TROUT BROOK RD, MASHPEE, MA	MASHPEE	$588,100
20 TROUT BROOK RD, MASHPEE, MA	MASHPEE	$493,800
6 YELLOW PERCH CIR, MASHPEE, MA	MASHPEE	$479,000