Financial & Assessment Core

Assessor Fair Market Value

$162,700

Taxable Assessed Value

$162,700

Est. Benchmark Tax (Unadjusted)

$3,091 / yr

at 1.9% benchmark baseline

Check Tax Equity Comps →

Cadastral Land Area

10.00 Acres

435,600 sq ft

Cadastral Attributes & Deed Registry

Recorded Legal Owner	Larose Dale & Madaline
Mailing Address	1191 Baldwin Brook Rd, Wolcott VT
Land Classification	PARCEL
Improvement Share	74% Structure • 26% Land
Legal Description	LAND & DWELLING

Tax Equity Assessment Comps & Appeal Intelligence

🎯 Inequity Identified (4 Verified Comps)

1191 Baldwin Brook Rd is cataloged under the Wolcott County, VT property tax appraisal roll with an assessor fair market valuation of $162,700. Structural improvements constitute 74% ($120,200) of total parcel value, with allocated land value accounting for 26% ($42,500). Based on the prevailing VT benchmark tax rate of 1.9%, estimated annual ad valorem taxes are approximately $3,091/year.

Assessed Land Valuation Baseline

$0.0976 / sq ft

Pure Cadastral Land Allocation ($42,500)

Plat Equity Disparity

Up to 52.7% Lower

Avg 32.7% reduction across 4 comps

Est. Potential Tax Rollback

$264 / 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 03015.	Baldwin Brook Rd Ekwurtzel Martha A	2,090,880 sq ft	$96,500	$0.0462	-52.7%
LOCKED 03012.•••••	999 Br•••••••••••• Stea••••••••••••	2,138,796 sq ft	$124,800	$0.0584	-40.2%
LOCKED 03010.•••••	Morey •••••••••••• Fior••••••••••••	784,080 sq ft	$59,400	$0.0758	-22.4%
LOCKED 03023.•••••	959 Ba•••••••••••• Deli••••••••••••	479,160 sq ft	$39,500	$0.0824	-15.5%

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.

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Nearby Properties in Wolcott County

Adjacent Property & Address	City	Just Valuation
651 Morey Hill Rd, Wolcott, VT	Wolcott	$522,600
SPAN: 777-247-10389, Wolcott, VT	Wolcott	Active Cadastral Lot
Baldwin Brook Rd, Wolcott, VT	Wolcott	$96,500
SPAN: 777-247-10254, Wolcott, VT	Wolcott	Active Cadastral Lot
Wells Rd, Wolcott, VT	Wolcott	$38,900
SPAN: 777-247-10756, Wolcott, VT	Wolcott	Active Cadastral Lot