This broker price opinion support report addresses the ad valorem tax assessment for the commercial property located at 3009 S Custer Rd, McKinney, TX 75070. Based on a uniform-and-equal equity analysis, the subject property's current assessed value is not supported by the market evidence assembled for this review. The analysis indicates that a reduction of $1,435,900 is supported, yielding a concluded value ceiling of $6,961,633.
Six comparable properties were identified and analyzed to establish an equity benchmark for the subject. The comparable assessments reflect a per-square-foot range of $250.45 to $517.33, with a median assessed rate of $468.86 per square foot. The subject property carries a current assessed rate of $565.57 per square foot, which exceeds the median of the comparable set and falls outside the upper boundary of the range established by those comparables. All six comparables provided support for the indicated reduction, representing 100% evidentiary support with no disclosed sale prices utilized, consistent with Texas non-disclosure statutes.
| Parcel | SF | Assessed | $/SF | Match |
|---|---|---|---|---|
| 3935 S Lake Forest Dr, McKinney, TX 75070 Broker-supplied; condition, updates, and features are not verified by ValuBrief. | 15,283 | $5,711,867 | $373.74 | 90 |
| 1910 N Stonebridge Dr, McKinney, TX 75070 Broker-supplied; condition, updates, and features are not verified by ValuBrief. | 14,350 | $6,907,133 | $481.33 | 89 |
| 301 N Custer Rd, McKinney, TX 75071 Broker-supplied; condition, updates, and features are not verified by ValuBrief. | 15,776 | $7,200,000 | $456.39 | 79 |
| 5151 McKinney Ranch Pkwy, McKinney, TX 75070 Broker-supplied; condition, updates, and features are not verified by ValuBrief. Smaller than the subject. | 12,715 | $3,184,431 | $250.45 | 52 |
| 3241 S Custer Rd, McKinney, TX 75070 Broker-supplied; condition, updates, and features are not verified by ValuBrief. Smaller than the subject. | 12,595 | $6,515,833 | $517.33 | 49 |
| 1871 N Lake Forest Dr, McKinney, TX 75071 Broker-supplied; condition, updates, and features are not verified by ValuBrief. Smaller than the subject. | 12,030 | $5,988,557 | $497.8 | 37 |
Commercial equity (uniform-and-equal) example. Subject and comparables are real Collin CAD strip-commercial parcels; every value is the county's own public assessed value. Illustrative of method — a licensed professional reviews and files.
The evidence uniformly supports the conclusion that the subject's assessed value is inequitable relative to similarly situated properties within the marketplace. The subject's per-square-foot assessment of $565.57 materially exceeds both the median of $468.86 and the highest comparable at $517.33, indicating a measurable and documentable inequity. The supported value ceiling of $6,961,633 and the indicated reduction of $1,435,900 reflect the assembled comparable data; the reviewing broker should confirm that the comparable selection remains appropriate for the subject's property type, location, and assessment year prior to certification.