Most homeowners assume that their property’s assessed value and its appraised market value are connected. In reality, these two numbers come from entirely different systems, are calculated for different purposes, and rarely align.
Understanding the distinction can help homeowners avoid costly misunderstandings, especially when preparing to sell, appeal taxes, or settle an estate.
Assessed Value: A Mass-Produced Number for Tax Purposes
An assessed value is created by a local tax assessor’s office. It is not a personalized evaluation of an individual home. Instead, assessors use mass appraisal models that attempt to value thousands of homes at once.
These models consider:
Broad neighborhood trends
Tax classification rules
Standardized formulas
Cycles set by local governments
Assessors do not walk through each home. They do not adjust for recent renovations, outdated systems, or unique features. The goal is not accuracy, but consistency for taxation across an entire municipality.
Appraised Market Value: A Detailed, Property-Specific Assessment
An appraised market value is developed by a certified appraiser using:
On-site observations
Measurements and verification of the living area
Recent comparable sales
Market trends
Quality, condition, and functionality
Highest and best use analysis
This is a professional, property-specific analysis intended to determine the most probable price a typical buyer would pay in the current market.
It is built around precision, not government formulas.
Why the Numbers Rarely Match
1. Different Purpose
Assessed value: taxes
Appraised value: market accuracy
2. Different Methods
Assessed value: automated mass appraisal
Appraised value: detailed inspection and analysis
3. Different Timelines
Assessments often lag years behind the market.
Appraisals reflect the market today.
4. Different Standards
Assessments follow municipal guidelines.
Appraisals follow USPAP and rely on professional judgment informed by years of experience.
Why This Matters
Relying on your assessed value to price your home or to challenge an appraisal is one of the most common mistakes sellers make. In some cases, the numbers differ by tens or even hundreds of thousands of dollars.
Take Action Now
If you’re thinking about selling, don’t let an assessed value (or a Zestimate-style estimate) steer a six-figure decision.
Here’s the simple plan:
Send us your address and timeline
We’ll provide a market-supported pre-appraisal you can actually rely on
You’ll know what the market is likely to pay—and you’ll avoid the surprise of finding out later that your number was never tied to reality in the first place.
Call 617-517-3711 or email info@aladdinappraisal.com to schedule.
