Sale price	Sales n	Median ratio	>120%	<80%
< $150k	9,054	1.525	67.2%	8.7%
$150–300k	7,488	0.982	21.0%	20.3%
$300–600k	2,830	0.927	13.6%	30.4%
$600k+	828	0.836	16.5%	46.5%

Takeaway: Lower‑priced sales are most likely to be >20% above sale; higher‑priced tend to fall below sale. This distribution raises uniformity concerns across price tiers.

5) Extreme $/sf outliers (likely data errors)

We cap “reasonable” analysis at 600–20,000 sf. Even so, the top 25 assessed $/sf (taxable only) run from roughly **$ 900–$5,600/sf. A sample:

Municipality	Address	$/sf	New total	Building sf
Throop	PT BENJ R MORGAN WT	$5,572	$13,801,360	2,477
Ransom Twp	RANSOM RD	$3,571	$14,179,100	3,971
Jessup	ALBERIGI DR & SUNNYSIDE	$2,958	$1,905,250	644

These are strong candidates for manual review (name/address scrubbing, building area verification, land/improvement split checks).

Addressing budget hearing claims (10/30/2025)

Several speakers noted appeal bottlenecks (limited local appraisers), uncertainty for municipalities preparing 2026 budgets, and the distributional impacts on lower‑income owners and commercial properties. Commissioner comments emphasized a court order and a desire to proceed.

Our data suggests:

There is meaningful dispersion and bias across municipalities and price tiers, not a narrow “error margin.”
Non‑owner properties see systematically higher ratios; small‑value sales are most over‑assessed.
Thousands of likely data errors (land‑only on built parcels; extreme $/sf) should be corrected prior to billing.

We agree reassessment is overdue; we disagree that the current state is “issue‑free.”

Notes and reproducibility

Counts: ultimate_property_data = 100,270 rows. parcels_analysis_ready (pre‑consolidation) = 100,490.
Sales filters: 2020+ most recent, $10k-$ 5M, arms‑length tag applied during consolidation.
Structure evidence: building_sqft or building_footprint_sqft > 0 or pa_has_structure=true.
$/sf: 600–20,000 sf windows to avoid tiny sheds and extreme warehouses distorting tails; still, top 25 are implausible.

For parcel‑level checks or appeal packets, email newsroom@lackawannaconnect.com.