Reassessment vs RPV

Reassessment vs RPV compares the county's reassessed market value of each property with our real property value (RPV) for it. 100% means the county matched our value; above 100%, the county valued the property above us. It shows the comparison nationwide, by state and by county, with each county's clients and properties.

In the left menu, under Performance, select Reassessment vs RPV. The group shows only when you may open the page.

The line under the title names the months the figures rest on: when the counted sales closed and when the county reassessments were dated. The two figures at the top are nationwide.

The map colors each county by its median: blue below 100%, orange above, gray from 95% to 105%. A darker color is further from 100%. A county with fewer than ten properties is hatched: one engagement can move its figure. A white county has no counted property.

Beside the map, States and counties lists each state; a state opens its counties. Below them, the county you choose lists its clients, and each client opens its properties.

• Open a state: select its row. The map zooms to it. All states shows the whole map again.
• Choose a county: select it on the map or in the list. Its clients show beside it.
• Open a client's properties: select the client.
• List every property of the county: select its property count.
• Open a property: select the circle beside its name.
• Sort the list: select a column's title. Select it again to reverse the order.
• Read what “likely” means: select a likely range.
• Zoom the map: use the plus and minus buttons, or scroll on the map.

• The people who may open Department health open Reassessment vs RPV: a company administrator, the executive observer, an executive (the CEO or an Executive on the Staff List) and a department manager.
• Anyone else sees no Performance group. A link to the page is refused with “Your staff role does not include this action.”

The figures are the company's: everyone who opens the page reads the same ones. Each value the page shows is also on the property's own pages and its engagement's page. See Who can see and do what.

A property counts when all of these hold:

• its sale closed on or after January 1, 2023;
• it has our RPV: the real property value our appraisal publishes;
• it is not a test, sandbox or dead record;
• the county's reassessment is in: a market value whose Value Date is after the sale (in California, on the sale date or after), with its notice dated after the sale and no later than today. A value that is only FileMaker's estimate, or that has no Value Date, does not count;
• its state and county match a county of the map.

• The figures are read live when you open the page. Open it again for new figures. A deleted property or engagement is never counted.
• Most states value property once a year as of a fixed date, and a sale during the year does not change that year's value. So a notice that comes after the sale but values the property as of an earlier date is not counted. California revalues a property as of its sale date.
• A Value Date entered wrongly leaves the property out until it is corrected in the property's assessments.
• A client is the engagement's client organization. A property whose engagement names none is listed under No client recorded.
• Properties from one engagement tend to move together, so a likely range can look narrower than it is.
• With many areas side by side, a few likely ranges miss by chance: a surprising county is a lead to check, not a finding.
• The comparison is with our appraisal, not with the sale price. The second figure at the top compares with the PSA sale price.
• The likely range comes from drawing the area's properties again 10,000 times, with replacement, and reading where the median falls in the middle 95% of the draws. The same properties always give the same range.
• The map is the U.S. Census Bureau's cartographic boundary file of 2021, at 1:5,000,000 (public domain), simplified for the screen. It shows the 50 states and the District of Columbia. The page loads it from WarpCore itself.