Post Cards Bare The News

Property valuation changes will be arriving in some mailboxes in Cass County .

“This year in order to reduce the time and cost of printing and mailing valuation information to property owners, the Assessor’s Office will mail postcards,” said Cass County Assessor Allen Sutcliffe. The postcard will be yellow (to stand out). About 8,500 change notices will be sent, about 1400 less than last year.

The re-appraised areas reported by the Cassgram are below.

Residential: Plattsmouth (land and improvements)

Murray (land and improvements)

Commercial: Northeast (sales review, market analysis studies)

Mineral Interest (ongoing)

Agricultural: Land market value analysis (ongoing and countywide)

There isn’t a lot of growth reflected in the new valuations, said Sutcliffe, but the Cass County valuations are “steady.”

Some of the bottom river ground affected by flooding last year will have lower valuations.

Sutcliffe had talked with county commissioners seated as the county board of equalization about a 5% reduction across the board at Lake Waconda because of last year’s flooding. However, the board did not want to authorize that at this point and will wait for more specific information through the protest process, he said.

You’re advised to look over the information closely. If you spot a clerical error, Sutcliffe said that can be handled through his office. If it’s a difference of opinion as to the valuation determination, you have until June 30th to file a protest and then appear during a board of equalization hearing in July. Protest forms are available through the county clerk’s office or online under the clerk’s tab at The protest process information will be on the card.

---From information in the 2012 Reports and Opinions filings with the property assessment division of the State of Nebraska, there were 437 residential sales in Cass County in 2011. The sales prices totaled $67.9 million. The average adjusted sale price on Cass County residential property was just over $155,000, according to the report.

The average tax assessed value on those properties was just over $152,000, easily accomplishing the state directive of assessed values within 92% to 100% of actual value.

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