Financial & Assessment Core

Assessor Fair Market Value

$316,500

Taxable Assessed Value

$316,500

Est. Benchmark Tax (Unadjusted)

$1,836 / yr

at 0.58% benchmark baseline

Check Tax Equity Comps →

Cadastral Land Area

0.47 Acres

20,300 sq ft

Cadastral Attributes & Deed Registry

Recorded Legal Owner	Utesch, Kim Melanie & Randy Ray
Mailing Address	1540 Cottonwood Trl Sw Pine River, MN 56474-2061 MN
Land Classification	Residential 1 Unit
Improvement Share	85% Structure • 15% Land
Legal Description	S330 Ft of Nw Sw Exc W660 Ft Thrf Sec 21-138- 29

Tax Equity Assessment Comps & Appeal Intelligence

🎯 Inequity Identified (4 Verified Comps)

1540 Cottonwood Trail is cataloged under the Cass County, MN property tax appraisal roll with an assessor fair market valuation of $316,500. Structural improvements constitute 85% ($268,900) of total parcel value, with allocated land value accounting for 15% ($47,600). Based on the prevailing MN benchmark tax rate of 0.58%, estimated annual ad valorem taxes are approximately $1,836/year.

Assessed Land Valuation Baseline

$2.3448 / sq ft

Pure Cadastral Land Allocation ($47,600)

Plat Equity Disparity

Up to 61.5% Lower

Avg 57.6% reduction across 4 comps

Est. Potential Tax Rollback

$159 / 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 02-021-3306	S1/2 of N1/2 of Sw1/4 of Sw1/4 Less the W 396 Ft Knutson, Shawna	28,770 sq ft	$26,000	$0.9037	-61.5%
LOCKED 02-021•••••	N1/2 o•••••••••••• Fran••••••••••••	41,125 sq ft	$39,300	$0.9556	-59.2%
LOCKED 02-021•••••	1590 8•••••••••••• Fran••••••••••••	82,236 sq ft	$80,200	$0.9752	-58.4%
LOCKED 02-021•••••	1330 8•••••••••••• Hami••••••••••••	451,202 sq ft	$516,700	$1.1452	-51.2%

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 Cass County

Adjacent Property & Address	City	Just Valuation
1203 Gail Road, Pine River, MN	Pine River	$67,900
1245 Gail Road, Pine River, MN	Pine River	$131,200
1273 Gail Road, Pine River, MN	Pine River	$273,000
1345 Gail Road, Pine River, MN	Pine River	$441,600
1214 84, Pine River, MN	Pine River	$35,600
1232 84, Pine River, MN	Pine River	$144,900