Financial & Assessment Core

Assessor Fair Market Value

$5,378,000

Taxable Assessed Value

$5,378,000

Est. Benchmark Tax (Unadjusted)

$26,890 / yr

at 0.5% benchmark baseline

Check Tax Equity Comps →

Cadastral Land Area

1.80 Acres

78,408 sq ft

Cadastral Attributes & Deed Registry

Recorded Legal Owner	WESCOTT THOMAS F & HOLLY R-TRS
Mailing Address	103 NAUSHON RD, VINEYARD HAVEN MA
Land Classification	1010
Improvement Share	22% Structure • 78% Land
Legal Description	Single Family Residential

Tax Equity Assessment Comps & Appeal Intelligence

🎯 Inequity Identified (4 Verified Comps)

103 NAUSHON RD is cataloged under the Dukes County, MA property tax appraisal roll with an assessor fair market valuation of $5,378,000. Structural improvements constitute 22% ($1,190,300) of total parcel value, with allocated land value accounting for 78% ($4,187,700). Based on the prevailing MA benchmark tax rate of 0.5%, estimated annual ad valorem taxes are approximately $26,890/year.

Assessed Land Valuation Baseline

$53.4091 / sq ft

Pure Cadastral Land Allocation ($4,187,700)

Plat Equity Disparity

Up to 63.1% Lower

Avg 57.8% reduction across 4 comps

Est. Potential Tax Rollback

$12,102 / 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 1-16	136 NAUSHON RD FAZALBHOY FARAH	113,256 sq ft	$2,230,200	$19.6917	-63.1%
LOCKED 1-22-6•••••	83 BRI•••••••••••• WOLF••••••••••••	87,991 sq ft	$1,791,300	$20.3578	-61.9%
LOCKED 1-17•••••	126 NA•••••••••••• HORW••••••••••••	82,764 sq ft	$1,767,500	$21.3559	-60.0%
LOCKED 1-24•••••	18 NOR•••••••••••• MAKO••••••••••••	65,340 sq ft	$1,875,900	$28.7098	-46.2%

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 Dukes County

Adjacent Property & Address	City	Just Valuation
15 OAK GROVE RD, WEST TISBURY, MA	WEST TISBURY	$3,029,900
100 CAPAWOCK RD, WEST TISBURY, MA	WEST TISBURY	$1,863,100
86 CAPAWOCK RD, WEST TISBURY, MA	WEST TISBURY	$3,158,100
101 CAPAWOCK RD, WEST TISBURY, MA	WEST TISBURY	$3,690,000
136 NAUSHON RD, WEST TISBURY, MA	WEST TISBURY	$3,268,100
4 WINDY WAY, WEST TISBURY, MA	WEST TISBURY	$5,869,000