Financial & Assessment Core

Assessor Fair Market Value

$637,800

Taxable Assessed Value

$637,800

Est. Benchmark Tax (Unadjusted)

$4,528 / yr

at 0.71% benchmark baseline

Check Tax Equity Comps →

Cadastral Land Area

0.69 Acres

30,013 sq ft

Cadastral Attributes & Deed Registry

Recorded Legal Owner	MORRIS, BRENT A
Mailing Address	259 SYCAMORE ST, HOLBROOK MA
Land Classification	1010
Improvement Share	11% Structure • 89% Land
Legal Description	Single Family Residential

Tax Equity Assessment Comps & Appeal Intelligence

🎯 Inequity Identified (4 Verified Comps)

47 PICKEREL COVE CIR is cataloged under the Barnstable County, MA property tax appraisal roll with an assessor fair market valuation of $637,800. Structural improvements constitute 11% ($69,700) of total parcel value, with allocated land value accounting for 89% ($568,100). Based on the prevailing MA benchmark tax rate of 0.71%, estimated annual ad valorem taxes are approximately $4,528/year.

Assessed Land Valuation Baseline

$18.9285 / sq ft

Pure Cadastral Land Allocation ($568,100)

Plat Equity Disparity

Up to 36.2% Lower

Avg 28.2% reduction across 4 comps

Est. Potential Tax Rollback

$1,137 / 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 0014_0006	35 PICKEREL COVE CIR DEMPSEY, PATRICK J & JUDY A TR	39,945 sq ft	$482,700	$12.0841	-36.2%
LOCKED 0014_0•••••	69 PIC•••••••••••• TANZ••••••••••••	43,560 sq ft	$607,000	$13.9348	-26.4%
LOCKED 0015_0•••••	18 WAR•••••••••••• OHLS••••••••••••	13,199 sq ft	$186,300	$14.1147	-25.4%
LOCKED 0015_0•••••	1 WARW•••••••••••• HATH••••••••••••	13,068 sq ft	$186,100	$14.2409	-24.8%

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
9 PICKEREL COVE RD, MASHPEE, MA	MASHPEE	$267,700
17 PICKEREL COVE RD, MASHPEE, MA	MASHPEE	$268,800
25 PICKEREL COVE RD, MASHPEE, MA	MASHPEE	$269,200
33 PICKEREL COVE RD, MASHPEE, MA	MASHPEE	$270,300
7 PICKEREL COVE CIR, MASHPEE, MA	MASHPEE	$270,900
755 MAIN ST, MASHPEE, MA	MASHPEE	$209,600