Financial & Assessment Core

Assessor Fair Market Value

$574,900

Taxable Assessed Value

$574,900

Est. Benchmark Tax (Unadjusted)

$6,036 / yr

at 1.05% benchmark baseline

Check Tax Equity Comps →

Cadastral Land Area

0 sq ft

0.00 Acres

Cadastral Attributes & Deed Registry

Recorded Legal Owner	MANOLAKIS, JONATHAN
Mailing Address	12 HORSESHOE DRIVE, WEST TOWNSEND MA
Land Classification	101
Improvement Share	83% Structure • 17% Land
Legal Description	Single Family Residential

Tax Equity Assessment Comps & Appeal Intelligence

🎯 Inequity Identified (4 Verified Comps)

12 HORSESHOE DR is cataloged under the Middlesex County, MA property tax appraisal roll with an assessor fair market valuation of $574,900. Structural improvements constitute 83% ($479,700) of total parcel value, with allocated land value accounting for 17% ($95,200). Based on the prevailing MA benchmark tax rate of 1.05%, estimated annual ad valorem taxes are approximately $6,036/year.

Assessed Land Valuation Baseline

$102,365.5914 / sq ft

Pure Cadastral Land Allocation ($95,200)

Plat Equity Disparity

Up to 32.1% Lower

Avg 23.4% reduction across 4 comps

Est. Potential Tax Rollback

$234 / 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 11 35 1	26 HORSESHOE DR BRIDGES, CASEY B.	1 sq ft	$92,500	$69,548.8722	-32.1%
LOCKED 11 35 •••••	24 HO•••••••••••• CARE••••••••••••	1 sq ft	$91,900	$77,226.8908	-24.6%
LOCKED 11 35 •••••	10 HO•••••••••••• MART••••••••••••	1 sq ft	$96,600	$82,564.1026	-19.3%
LOCKED 11 35 •••••	4 HOR•••••••••••• MILL••••••••••••	1 sq ft	$96,400	$84,561.4035	-17.4%

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
32 MASON RD, TOWNSEND, MA	TOWNSEND	$352,400
0 MASON RD, TOWNSEND, MA	TOWNSEND	$106,600
0 OFF MASON RD, TOWNSEND, MA	TOWNSEND	$3,000
42 MASON RD, TOWNSEND, MA	TOWNSEND	$368,600
0 MASON RD, TOWNSEND, MA	TOWNSEND	$500
46 MASON RD, TOWNSEND, MA	TOWNSEND	$334,800

12 HORSESHOE DR

Tax Equity Assessment Comps & Appeal Intelligence

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