Project Information

Bid Title

RFP #26-450: Property Revaluation Independent Sample Review

Issuing Agency

County of Pender

Location

North Carolina

Published Date

May 1, 2026

Closing Date

May 14, 2026

Government Level

State & Local

Status

Closed

Original Source

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Bid Documents

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Project Description

Bid Title:	RFP #26-450: Property Revaluation Independent Sample Review
Category:	General Bids
Status:	Open

Description: 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. Publication Date/Time: 5/1/2026 2:00 PM Closing Date/Time: 5/14/2026 2:00 PM Related Documents: RFP 26-450 Property Revaluation Independent Sample Review

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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Commodity Codes

• NAICS 541611Administrative Management and General Management Consulting Services

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