Incumbent Property Appraiser Pam Dubov is retiring after eight years in office. Elected in the wake of a scandal, she has provided steady leadership and sound service to the public. The office faces new challenges with her departure, including more impending retirements of senior staffers with institutional memory. The office also needs to upgrade both the software it uses to appraise Pinellas properties and the website that serves as the public portal.

The COUNTY TAX COLLECTOR (note: NOT part of our office) mailed the annual tax bills during the first week of November. Tax bills become delinquent if not paid in full before April 1 of the following year. Discounts are available for early payments. Also, you may make partial payments of your current year taxes until the March 30 statutory payment deadline. After that date, any taxes still owing become delinquent. The Property Appraiser does NOT set your tax rate nor collect the taxes. The Property Appraiser is responsible for ensuring the fair assessment (value) of all properties and applying all exemptions. Your County Commission, School Board, City Commission, Water District, and other boards set your tax rates.
The COUNTY TAX COLLECTOR (note: NOT part of our office) mailed the annual tax bills during the first week of November. Tax bills become delinquent if not paid in full before April 1 of the following year. Discounts are available for early payments. Also, you may make partial payments of your current year taxes until the March 30 statutory payment deadline. After that date, any taxes still owing become delinquent. The Property Appraiser does NOT set your tax rate nor collect the taxes. The Property Appraiser is responsible for ensuring the fair assessment (value) of all properties and applying all exemptions. Your County Commission, School Board, City Commission, Water District, and other boards set your tax rates.
Please note: The discipline and specialty of each appraiser in this search are verified by ASA. Other items on an appraisers’ profile (such as keywords or information on a resume) are self-reported by our members following the ASA requirement for them to abide by the ASA Principles of Appraisal Practice and Code of Ethics and the Appraisal Foundation's Uniform Standards of Professional Appraisal Practice.

Congratulations to Rick Singh, CFA, and the Office of the Orange County Property Appraiser for this week's recognition by the International Association of Assessing Officers (IAAO)! We received the Certificate of Excellence in Assessment Administration for "demonstrating the highest levels of managerial excellence and consistent utilization of practices that exceed the guidelines ... in property assessment administration practices." Shown in the photo (L-R) are Jeff Miller, Terry Taylor, Roger Ross, Tatsiana Sokalava, Rick Singh, Ron Sullivan, and Fred Hill.  
Our office is always looking to grow and better serve the residents of Polk County and you can help us achieve our goal by becoming part of our team. As an equal opportunity employer, offering a great working environment with competitive pay and substantial benefits; the PCPA office can provide you with new opportunities and the start of a rewarding career.
To get a free home valuation estimate today, please enter the address of your property in the form above. Our estimator will search recent property values and nearby comparables by address (using public county records). This valuation tool provides an easy interface to browse recent sales, but please connect with a Real Estate Professional when ready to transact.
2. Investment method. Used for most commercial (and residential) property that is producing future cash flows through the letting of the property. If the current estimated rental value (ERV) and the passing income are known, as well as the market-determined equivalent yield, then the property value can be determined by means of a simple model. Note that this method is really a comparison method, since the main variables are determined in the market. In standard U.S. practice, however, the closely related capitalizing of NOI is confounded with the DCF method under the general classification of the income capitalization approach (see above).
Amortization Annual Income Appraisal Appraisal Fee APR ARM Balloon Payment Bankruptcy Borrower Cash-Out Refinance Closing Checklist Closing Costs Closing Disclosure Co-Borrower Conventional Loan Cosigner Credit History Credit Report Credit Requirements Debt Ratio Disclosure Discount Points Down Payment Down Payment Grant Earnest Money Eligibility Equity Escrow Fannie Mae FHA FHA Funding Fee FHA Handbook FHA Limits FHA Loan FHA Minimum Standards FHA One-Time Close FHA Refinance FHA Requirements FICO Score First-Time Homebuyer Fixed Rate Mortgage Foreclosure Freddie Mac Good Faith Estimate Home Equity Loan Home Inspection HUD HUD-1 Settlement Statement Identity Theft Interest Rate Joint Loan Jumbo Loan Lender Loan Application Loan Approval Loan Balance Loan Officer Loan Term Loan-to-Value Ratio MIP Monthly Payment Mortgage Mortgage Closing Obama Mortgage Origination Fee Owner Occupied PMI Pre-Approval Prepayment Prequalification Principal Property Tax Property Title Reverse Mortgage Second Mortgage Single Family Home Streamline Refinance Subprime Mortgage
Amortization Annual Income Appraisal Appraisal Fee APR ARM Balloon Payment Bankruptcy Borrower Cash-Out Refinance Closing Checklist Closing Costs Closing Disclosure Co-Borrower Conventional Loan Cosigner Credit History Credit Report Credit Requirements Debt Ratio Disclosure Discount Points Down Payment Down Payment Grant Earnest Money Eligibility Equity Escrow Fannie Mae FHA FHA Funding Fee FHA Handbook FHA Limits FHA Loan FHA Minimum Standards FHA One-Time Close FHA Refinance FHA Requirements FICO Score First-Time Homebuyer Fixed Rate Mortgage Foreclosure Freddie Mac Good Faith Estimate Home Equity Loan Home Inspection HUD HUD-1 Settlement Statement Identity Theft Interest Rate Joint Loan Jumbo Loan Lender Loan Application Loan Approval Loan Balance Loan Officer Loan Term Loan-to-Value Ratio MIP Monthly Payment Mortgage Mortgage Closing Obama Mortgage Origination Fee Owner Occupied PMI Pre-Approval Prepayment Prequalification Principal Property Tax Property Title Reverse Mortgage Second Mortgage Single Family Home Streamline Refinance Subprime Mortgage

“His 25 years of experience as a professional real estate appraiser, combined with his state certification, and his memberships in many organizations for both Realtors and property appraisers, make him an exceptional candidate for this important office,” Montanari said. “Besides his experience, Mike has the intelligence, character, and the right demeanor to serve all residents of Pinellas County.

Lenders want to make sure that homeowners are not overborrowing for a property because the home serves as collateral for the mortgage. If the borrower should default on the mortgage and go into foreclosure, the lender will recoup the money it lent by selling the home. The appraisal helps the bank protect itself against lending more than it might be able to recover in this worst-case scenario.

The COUNTY TAX COLLECTOR (note: NOT part of our office) mailed the annual tax bills during the first week of November. Tax bills become delinquent if not paid in full before April 1 of the following year. Discounts are available for early payments. Also, you may make partial payments of your current year taxes until the March 30 statutory payment deadline. After that date, any taxes still owing become delinquent. The Property Appraiser does NOT set your tax rate nor collect the taxes. The Property Appraiser is responsible for ensuring the fair assessment (value) of all properties and applying all exemptions. Your County Commission, School Board, City Commission, Water District, and other boards set your tax rates.
Congratulations to Rick Singh, CFA, and the Office of the Orange County Property Appraiser for this week's recognition by the International Association of Assessing Officers (IAAO)! We received the Certificate of Excellence in Assessment Administration for "demonstrating the highest levels of managerial excellence and consistent utilization of practices that exceed the guidelines ... in property assessment administration practices." Shown in the photo (L-R) are Jeff Miller, Terry Taylor, Roger Ross, Tatsiana Sokalava, Rick Singh, Ron Sullivan, and Fred Hill.  
Any attempt to accommodate him, any appraisal only leads him to go a step further. — Steven Erlanger, New York Times, "Amid the Trumpian Chaos, Europe Sees a Strategy: Divide and Conquer," 13 July 2018 Lenders looked harder at credit histories and property appraisals. — Susan Tompor, Detroit Free Press, "Students aren't the only ones crushed by school debt," 11 July 2018 Your mirror and/or a brutally honest friend are your best advisers on a garment-by-garment appraisal. — Ellen Warren, chicagotribune.com, "Going for a strong shoulder with (still stylish) shoulder pads," 10 July 2018 The median price for a luxury home in Fairfield County—categorized as the top 10% of sales—dropped by 6.9% year-over-year in the first quarter of 2018, according to data from appraisal firm Miller Samuel. — Katherine Clarke, WSJ, "Railroad Chief’s Equestrian Estate Returns for 40% Off," 3 July 2018 Samuels worked for a mortgage company in Landover, Md., and then started her own real estate appraisal business. — Karin Tanabe, Washington Post, "At home with ‘The Real Housewives of Potomac’," 21 June 2018 Services range from: market analysis; marketing; negotiating; on-site representation at the home inspection; repair issues; complying with local/state requirements; paperwork; and appraisal issues. — Anchorage Daily News, "Real estate deal seem to good to be true? Here are a couple warning signs.," 4 May 2018 The big cities of this state are all grappling with the same housing affliction: housing stock that can’t keep pace with rapid population growth and sky-high home appraisals driving people out of their neighborhoods. — Gilbert Garcia, San Antonio Express-News, "City searches for the regulatory sweet spot with short-term rentals," 6 June 2018 The president's own estimates of his net worth are frequently higher than independent appraisals. — chicagotribune.com, "Trump's net worth drops to $2.8 billion, lowest since campaign," 31 May 2018
Dallas Central Appraisal District (DCAD) is responsible for appraising property for the purpose of ad valorem property tax assessment on behalf of the 61 local governing bodies in Dallas County . The appraisal district is a political subdivision of the State of Texas. Our duties include establishing and maintaining accurate property values for all real and business personal property. The Texas Property Tax Code is the primary source of law and guidance for the Texas property tax system.
Leased fee value – This is simply the fee simple interest encumbered by a lease. If the lease is at market rent, then the leased fee value and the fee simple value are equal. However, if the tenant pays more or less than market, the residual owned by the leased fee holder, plus the market value of the tenancy, may be more or less than the fee simple value.
In 2011 to 2015, the number of Registered Valuers in New Zealand has generally between only around 900 to 950 each year. This is an ageing 'top heavy' professional with difficulty retaining new and young members due to pay, work stress and the recent advent of 'clearing houses' for banks to order valuations for mortgage purposes. The clearing houses have largely ended the long-standing local practice of members of the public seeking advice directly from a valuer. The use of electronic estimates based on Rating Values (Local Government mass appraisal for levies) is also leading to a reduction in standard valuation work and is significantly affecting the viability of small valuation businesses. The profession is in the process of a wider corporate re-structuring of the valuation market due to these factors with various perceptions within profession as to the merits of the events of the last five years.
But the most common reason for value differing from price is that either the buyer or the seller is uninformed as to what a property's market value is but nevertheless agrees on a contract at a certain price which is either too expensive or too cheap. This is unfortunate for one of the two parties. It is the obligation of a real property appraiser to estimate the true market value of a property and not its market price.

Meanwhile, a residential appraiser would focus on those properties where individuals and households are domiciled. This can include condominiums and single homes. Typically a residential appraiser works with properties with no more than four housing units. Larger scale properties, such as multiunit apartment buildings, would likely be classified as a commercial property for the purposes of an appraiser.
Phil Ammann is a St. Petersburg-based journalist and blogger. With more than three decades of writing, editing and management experience, Phil produced material for both print and online, in addition to founding HRNewsDaily.com. His broad range includes covering news, local government and culture reviews for Patch.com, technical articles and profiles for BetterRVing Magazine and advice columns for a metaphysical website, among others. Phil has served as a contributor and production manager for SaintPetersBlog since 2013. He lives in St. Pete with his wife, visual artist Margaret Juul and can be reached at phil@floridapolitics.com and on Twitter @PhilAmmann.

The seller can lower the price.If the home was overpriced or the value was inflated, often this is the best solution. It makes the buyer happy and the lender is satisfied. There is no guarantee that if the buyer walks away, the seller won't receive a low appraisal from the second buyer's lender, not to mention the time and trouble it takes to sell the property again. Sometimes a bird in the hand is best.

"What is my house worth?"  These real estate appraisers can answer that and much more all over Pinellas County.  Whether it is appraising your home for a property tax appeal if your property taxes are too high, valuing your home for estate work or a divorce or helping you secure a HELOC, a local appraiser is best.  They obviously also appraise new construction homes as well as existing homes, and can do it for a home listing, before or after a sale.  They use the local MLS (Multiple Listing Service) to gather data on sales and listings and use them to professionally tell you what the price per square foot should be for your home and others in your area.  They also can determine if there's any effect on the value of your home from pending foreclosures, REOs, and other "short sales" in Pinellas County.  A licensed and certified appraiser's estimates of value on residential single family homes, condos, townhouses and more are much better than what you'll find when using an AVM (automated valuation model) or a BPO (Broker Price Opinion).  They can do an appraisal for VA, FHA, conventional, jumbo, and Fannie Mae or Freddie Mac purposes, and routinely provide those reports on URAR, drive-by, and 1004 MC (1004 Market Condition) forms as well as others.
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