Financial & Assessment Core

Assessor Fair Market Value

$390,400

Taxable Assessed Value

$390,400

Est. Benchmark Tax (Unadjusted)

$2,069 / yr

at 0.53% benchmark baseline

Check Tax Equity Comps →

Cadastral Land Area

2.19 Acres

95,263 sq ft

Cadastral Attributes & Deed Registry

Recorded Legal Owner	CAGGIANO, JOHN A
Mailing Address	20676 CREEKSIDE DR, SMITHFIELD VA
Land Classification	RESIDENTIAL
Improvement Share	73% Structure • 27% Land

Tax Equity Assessment Comps & Appeal Intelligence

🎯 Inequity Identified (4 Verified Comps)

53960 SALT CREEK CT is cataloged under the Dare County, NC property tax appraisal roll with an assessor fair market valuation of $390,400. Structural improvements constitute 73% ($284,300) of total parcel value, with allocated land value accounting for 27% ($106,100). Based on the prevailing NC benchmark tax rate of 0.53%, estimated annual ad valorem taxes are approximately $2,069/year.

Assessed Land Valuation Baseline

$1.1138 / sq ft

Pure Cadastral Land Allocation ($106,100)

Plat Equity Disparity

Up to 56.4% Lower

Avg 45.1% reduction across 4 comps

Est. Potential Tax Rollback

$254 / 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 050511577323	0 BOWEN RD BARRIS, LILY VICTORIA GRIST	336,756 sq ft	$163,500	$0.4855	-56.4%
LOCKED 050511•••••	0 Nc 1•••••••••••• Fris••••••••••••	511,419 sq ft	$294,700	$0.5762	-48.3%
LOCKED 050511•••••	0 NC 1•••••••••••• CRUM••••••••••••	214,384 sq ft	$135,800	$0.6334	-43.1%
LOCKED 050511•••••	0 Bowe•••••••••••• Barr••••••••••••	336,664 sq ft	$252,500	$0.7500	-32.7%

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
53283 RUNBOAT CIR, FRISCO, NC	FRISCO	$280,400
53283 Runboat Cir, Frisco, NC	Frisco	$476,800
53285 RUNBOAT CIR, FRISCO, NC	FRISCO	$434,100
53285 Runboat Cir, Frisco, NC	Frisco	$744,600
54100 NC 12 HWY, FRISCO, NC	FRISCO	$321,800
54100 Nc 12 Hwy, Frisco, NC	Frisco	$533,200

53960 SALT CREEK CT

Tax Equity Assessment Comps & Appeal Intelligence

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