Casco names new Assessor and launches re-appraisal process

Casco Township has hired Assessing Solutions to provide assessing services to the Township

At the March 17 Casco Township Board of Trustees meeting, the Board delved into matters related to Township property assessments and appraisals.

Trustee Mary Campbell contributed to the conversation early when she read correspondence from her husband and Board of Review member, David Campbell, urging the board to hire Kelly Jellison as Casco Township's assessor based on her good work prior to and during the March Board of Review.

Jellison stepped in to Township business on December 4, 2024 to address a backlog of work related to property assessments following the cessation of Casco's assessing contract with Kyle Harris. Anthony (Tony) Meyaard and Jellison, of Assessing Solutions, reported to the board about their activities in developing an entire assessment roll in time for the March 2025 Board of Review.

Assessing Solutions processed deeds and permits dating from 2022 that had never been added to the tax rolls. If a house had been built in 2022, the value in 2022 was added and carried forward to 2025, Meyaard explained. They added $9M of taxable value ($18M in true cash value/market value), and this figure does not include new construction from 2024.

Because the assessment roll likely does not include all buildings and land improvements, Meyaard recommended that the Township pursue a reappraisal of residential and Agricultural property. The commercial and industrial properties in Casco are limited and current.

The reappraisal process would start in June or July and notices would be sent to residents by section within the Township. Appraisers would visit each site, physically measuring the exterior of structures with tape and photographing the buildings. Appraisers would not enter homes. Photos would be immediately uploaded to PivotPoint software, allowing records to be efficiently updated. This complete reappraisal would then allow Assessing Solutions to maintain the roll by visiting just 10% of Casco properties annually.

In discussion, Treasurer Kenny Clevenger expressed frustration that the past assessing system was not server based and did not allow for simple updates of address changes, etc. The PivotPoint software, now in place at the Township, allows Township staff to access assessment information at any time and see what the assessor is seeing.

The reappraisal process will be subcontracted and that contract, $252,000, can be paid over three years. Kelly Jellison will forego the fees for reassessing 10% of the parcels annually for four years as a discount for the Township because the thorough reappraisal process makes any further visits by her redundant.

In response to a request by Trustee Campbell that the Board take a more active role in the Board of Review process, Meyaard said Assessing Solutions would provide an annual report to the Board.

Supervisor Overhiser stated that the last reappraisal process occurred in 2010 and that reappraisals are recommended every ten years or so.

In response to questions from the board, Meyaard explained that the reappraisal process does not raise taxes; it brings assessed values into line with other properties across the Township in a comprehensive, consistent, and fair manner. Given the growth Casco Township has experienced since 2010 from both new construction and escalating real estate valuations and sales, this process is needed.

The contracts to hire Assessing Solutions/Kelly Jellison as Assessor and to launch a two-year reappraisal process this summer were approved by the board.