Coos County has State-Certified Appraisers to maintain the Assessed Value records and inventory of all 40,000+ Residential, Commercial, and Industrial, Farm & Forest, land and structure accounts.  Appraisers are in a continual process of adding, removing, and updating details about structures, land, parcel lines, ownership, etc., to provide the most accurate records possible. 

Our Goal:  to keep all NEW or ADDED structure changes updated, delete the assessment of all REMOVED structures as soon as they’re reported to us, and methodically visit each parcel of property within the county on a regular basis to keep an accurate inventory. 

We frequently don’t know when you remove or change structures, so please let us know if our records of your property are incorrect.

Properties are Mass Appraised, with values as-of January 1st (the Assessment Date), and adjusted from the study of similar recently-sold properties.  You have a right to seek affirmative relief if you disagree with your assessment.

The Assessor’s Office applies three approaches or three separate indications of value when determining commercial market value; cost approach, sales or market approach and income approach.  These values are reconciled to arrive at a final value conclusion.

Cost Approach – the value of the land is determined first, then replacement cost of the buildings or improvements are added.  Accrued depreciation is subtracted and the result is added to the land value.

Market Approach – sales of similar properties are analyzed to derive units of comparison such as price paid per square foot, or per rental unit, or per $1,000 of gross income.  These are applied to the subject property to arrive at an indicated value.

Income Approach – based on the concept that the value of income producing property is directly related to the level of income which can be expected over their economic life.  The economic rent for the property is estimated and expenses are deducted to derive an annual net income figure.  Net operating income is converted to a value estimate by dividing the net income by a capitalization rate.  This rate is derived by comparing net income by sales prices of comparable properties.  This rate is then applied to the net income of the subject property to yield a value estimate.

Seldom do three approaches generate the same value.  The final step is to reconcile the values developed under the three approaches.  The relative merit of each value indication is considered and the values correlated to arrive at a final value determination.