RFP #26-450: Property Revaluation Independent Sample Review
| Location: | North Carolina |
|---|---|
| Posted: | May 1, 2026 |
| Due: | May 14, 2026 |
| Agency: | County of Pender |
| Type of Government: | State & Local |
| Category: |
|
| Publication URL: | To access bid details, please log in. |
| Bid Title: |
RFP #26-450: Property Revaluation Independent Sample Review
|
| Category: | General Bids |
| Status: | Open |
|
Attachment Preview
REQUEST FOR PROPOSALS
Pender County Finance
PO Box 1578
805 S. Walker Street
Burgaw, NC 28425
Property Revaluation Independent Sample Review
RFP# 26-450
Issued:
Responses Due:
05/01/2026
05/14/2026 at 2:00pm
Contact:
Phone:
Email:
Meg Blue, Assistant Manager/Finance Director
910.259.1282
purchasing@pendercountync.gov
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CONTENTS
GENERAL INFORMATION .............................................................................................................................. 2
SCHEDULE ..................................................................................................................................................... 3
INSTRUCTIONS .............................................................................................................................................. 3
SCOPE OF SERVICES ...................................................................................................................................... 4
ADDITIONAL REQUIREMENTS ....................................................................................................................... 8
RFP PROVISIONS ......................................................................................................................................... 10
TERMS AND CONDITIONS ........................................................................................................................... 12
EVALUATION AND SELECTION .................................................................................................................... 13
GENERAL INFORMATION
Pender County Government is seeking Proposals from a firm to conduct the professional services
as described in the Scope of Services section of this Request for Proposals (“RFP”).
Pender County Government will be accepting responses from experienced firms interested in
providing these services according to the schedule and instructions to follow. A written record
of all questions and answers will be provided by email to all Proposers who have notified the
County of their intent to submit a Proposals, as well as on the County website. Questions about
this RFP shall be directed to Meg Blue, Assistant Manager/Finance Director,
purchasing@pendercountync.gov. Answers to questions will be provided via an addendum as
soon as possible thereafter. Firms who intend to respond to this RFP, may provide an email
address for updates as a courtesy. However, Proposers are ultimately responsible for monitoring
the Pender County website for Addenda. Submissions must be sealed. There will be a public bid
opening at the time and location that bids are due.
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SCHEDULE
Advertisement of RFP
May 1, 2026
Deadline for Questions
May 9, 2026 by 2:00pm
Deadline for receipt of Proposals May 14, 2026 by 2:00pm
Interviews (if needed)
May 15, 2026
Board of Commissioners Meeting June 1, 2026
Desired Effective Date
Negotiations complete prior to BOCC meeting
County reserves the right, at its sole discretion, to adjust this schedule as it deems necessary.
ADDRESS
Pender County Finance Department
ATTN: Meg Blue, Assistant Manager/Finance Director
By Mail: PO Box 1578, Burgaw NC 28425
By Courier: 805 S. Walker Street, Burgaw NC 28425
Electronic copy: purchasing@pendercountync.gov
INSTRUCTIONS
This RFP and related documents may be obtained on the County website at
www.pendercountync.gov. Click on “I Want To…”, scroll down to “Open RFP’s and Bids”.
Proposal should be presented in the general format specified below:
1. Introduction: Description of the professional qualifications of the firm and staff proposed for
the assessment services. Clearly indicate each staff members’ role in the project. Include
information about the firm’s professional registration in North Carolina.
2. Work Plan: A detailed description of the services to be provided and schedule of estimated
timeframes for implementation/provision of those services.
3. References: A brief description of at least 3-5 projects that are similar in scope and size. For
each project listed, please include the name of the entity and the name and contact information
for personnel who would be familiar with the work performed. Preference is to list similar North
Carolina projects first.
4. Fee Schedule: Breakdown of potential fixed and/or variable costs to be incurred for these
services, with a total price for completion of this contract.
Proposals should be submitted bound, using standard paper, and sections should be
appropriately labeled for easy reference. Proposers must provide one original bound and one
electronic submission. The hard copy submission must be received at the address above prior to
the deadline for consideration. The electronic Proposal may be provided on a USB drive or
emailed to purchasing@pendercountync.gov. Any Proposals received after the deadline will not
be considered and shall be retained as documentation for the RFP file. Pender County
encourages all qualified businesses, including DBE, Minority, and Women owned and operated
businesses to respond to this RFP.
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SCOPE OF SERVICES
1. Background and Purpose
Pender County conducted its general real property revaluation effective January 1, 2026, in
accordance with N.C. Gen. Stat. § 105-286 and the North Carolina Machinery Act. The revaluation
was performed by Vincent Valuations, LLC, under a contract approved by the Board of
Commissioners in September 2023, and the Schedule of Values was certified by the Board on
December 1, 2025.
Following the issuance of 2026 value notices, the Board of Commissioners has directed the
engagement of an independent third-party firm (the "Vendor") to perform a representative
sample review of the underlying property data collected by the County’s contracted assessor
during the list-and-measure phase of the mass appraisal. The purpose of this engagement is to
independently re-measure a statistically representative sample of parcels using the same mass-
appraisal standards, tools, data sources, and physical access limitations applicable to the 2026
revaluation, so that County staff may subsequently perform a parcel-by-parcel comparability
analysis against the data of record.
2. Scope of Services
2.1 Sample Size and Stratification. The Vendor shall conduct an appraisal review for a statistically
representative random sample equal to five percent (5%) of the County's real property parcels
as of the 2026 tax roll (approximately 2,500 parcels). The sample shall be randomly generated by
the Vendor with support from the Pender County GIS Department and the Pender County Tax
Office, and shall be stratified to ensure proportional representation by both of the following
dimensions simultaneously:
Geographic: Pender County Commissioner Districts.
Property type: (1) single-family residential; (2) condominium and townhome; (3) multi-family
residential (2+ units); (4) vacant residential land; (5) commercial; (6) industrial; (7) agricultural
and Present-Use Value parcels under G.S. § 105-277; and (8) exempt real property.
The Vendor shall submit its sampling methodology and the resulting parcel list to the County
Assessor for written approval within five (5) calendar days of contract award. Fieldwork shall not
commence prior to the Assessor's approval.
2.2 Methodology. The Vendor shall conduct an independent list-and-measure review of each
sampled parcel using the same mass-appraisal standards and methodology standard to the
industry during the 2026 revaluation. The Vendor may use any data source, tool, or technique
that constitutes standard practice in a North Carolina mass appraisal under the Machinery Act
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and the IAAO Standard on Mass Appraisal of Real Property, including but not limited to: exterior
field measurement from the public right-of-way; aerial, orthophoto, and oblique imagery
(including Pictometry or equivalent); publicly available GIS and parcel data; building permit
records; MLS and qualified sales data; and any other data source generally available to a mass-
appraisal contractor in North Carolina.
2.3 Physical Access Limitations. The Vendor's field methodology shall replicate the physical
access limitations under which the original revaluation was performed and as required by law.
Specifically:
a. The Vendor shall not enter any structure;
b. The Vendor shall not enter any parcel that is gated, secured, or posted with "No
Trespassing," "Private Property," or equivalent signage;
c. Exterior-only observation from the public right-of-way is the default inspection method;
d. Where exterior observation is not feasible due to access restrictions, setback, vegetation,
or other obstructions, the Vendor shall rely on aerial, oblique, and drive-by imagery in lieu
of on-site observation;
e. The Vendor shall document, for each sampled parcel, the inspection method used
(exterior, drive-by, aerial/imagery only).
2.4 Data Access Restrictions — Blind Review. To preserve the independence of the review:
a. The Vendor shall be provided the parcel’s 2025 property record card for review.
b. The Vendor shall not review, reference, or consult any workpapers, field notes, sketches,
or deliverables prepared by Vincent Valuations, LLC;
c. The Vendor shall not contact Vincent Valuations, LLC or any of its principals, officers,
employees, subcontractors, or affiliates at any time during the engagement without the
prior written permission of the Pender County Manager or the Pender County Tax
Assessor;
d. All data captured by the Vendor shall be developed solely and independently from the
sources and methods described in Section 2.2;
e. The Vendor shall execute and deliver a signed attestation of blind-review independence
as part of its final report, affirming compliance with this Section.
2.5 Data Elements. For each sampled parcel, the Vendor shall independently determine and
record, at minimum, the property characteristics typically captured during the list-and-measure
phase of a North Carolina mass appraisal, including:
• Land area observations and site characteristics observable from exterior inspection;
• Building footprint and total square footage, heated and unheated, by floor where
applicable;
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