Mike Twitty - Impact of Legislation on Property Values

Mike Twitty's journey from running a private appraisal firm to leading one of Florida's most complex assessment offices offers a masterclass in modernizing public service. His Pinellas County office manages 400,000 residential parcels packed into just 280 square miles, the state's highest density at 3,500 people per square mile. Yet it's not the numbers that define his approach; it's the mindset he brought from 26 years in the private sector.

Breaking the Old Guard

"We had some old guard that were kicking and screaming for a little while," Twitty admits about his early days in office. The resistance is familiar to any assessor who's tried to modernize operations. But rather than force change through mandate, he found champions within the office who could demonstrate value to their peers.

The results speak for themselves: 6% turnover in an era when offices nationwide struggle with retention. His secret? A combination of competitive compensation adjustments and strategic visibility in professional circles. As president of his local Appraisal Institute chapter, Twitty maintains connections that help him recruit both seasoned professionals nearing retirement and fresh talent from universities.

This dual-track recruiting strategy creates what he calls a "melting pot of talent", experienced appraisers who can mentor younger staff while bringing established work ethics and technical knowledge to the office.

The Condo Crisis: When Policy Meets Valuation

Florida's post-Surfside condominium legislation provides a textbook case of how policy changes ripple through property values. The mandatory structural inspections for buildings three stories and higher have transformed what was once a straightforward market segment into a complex valuation challenge.

"We flipped from a seller's market to a buyer's market in condos," Twitty observes. The uncertainty around potential special assessments, which can reach $100,000 or more per unit, has created a bifurcated market. Well-maintained buildings with healthy reserves sail through inspections, while others face an uncertain future.

For assessors, this presents a modeling nightmare. Traditional condo valuation models that once converged nicely now must account for variables that aren't readily apparent in sales data: the depth of reserve funds, the timing of inspections, whether sellers have already paid special assessments. It's the kind of complexity that requires both sophisticated technology and human judgment.

The FEMA Black Box

Twitty's work with flood insurance reveals another challenge facing coastal assessors: the opacity of federal risk modeling. When FEMA rolled out its Risk Rating 2.0 methodology, it came as a black box, impossible for property owners or local officials to reverse-engineer or verify.

"Florida carries about a billion dollars a year in premiums," he notes, "and we're still a donor state." The lack of transparency becomes a practical problem when retirees on fixed incomes see flood insurance jump from $700 to $10,000 annually. These aren't abstract policy discussions; they're driving out-migration patterns that reshape communities.

His proposed constitutional amendment, which narrowly failed, would have allowed homeowners in flood zones to rebuild elevated structures without resetting their assessment caps. It's the kind of creative policy thinking that comes from understanding both valuation mechanics and community needs.

Managing Complexity Through Connection

Running 128 staff across four locations in a county with 24 different municipalities could be a recipe for dysfunction. Twitty manages it through visibility and education. His office maintains a YouTube channel, publishes educational content, and actively helps property owners avoid costly mistakes like inadvertently resetting their homestead caps.

This public-facing approach serves a dual purpose: it reduces the volume of basic inquiries while building trust with constituents. When taxpayers understand the process, they're more likely to accept the outcomes, even when those outcomes mean higher tax bills.

"I always wanted to be more engaged," Twitty reflects on his transition from private practice. "Now I serve everyone in my county." It's a shift in perspective that many fee appraisers might find appealing, especially those feeling burned out by the client-by-client grind.

Technology as Enabler, Not Solution

What's notably absent from Twitty's discussion is any silver-bullet technology solution. Instead, technology appears as an enabler of better processes, a way to work smarter rather than harder. This pragmatic approach recognizes that in an environment with 24 municipalities, special flood zones, complex condo regulations, and density constraints, no algorithm alone can capture the full picture.

The real innovation lies in combining private-sector efficiency with public-sector mission. It's about building systems that can handle complexity while maintaining the human judgment necessary for fairness and equity.

Key Takeaways

For recruitment and retention: Create a multi-generational workforce by maintaining visibility in professional organizations. Recruit both experienced professionals and new graduates to create natural mentoring relationships.

For complex markets: When legislation creates valuation uncertainty (like Florida's condo inspections), prepare for bifurcated markets that challenge traditional modeling approaches. Document new variables carefully.

For public trust: Invest in education and transparency. A YouTube channel or regular public workshops can reduce complaints while building community understanding of the assessment process.

For career transitions: Private-sector appraisers bring valuable skills to public service. The shift from serving individual clients to serving entire communities can be professionally reinvigorating.

For policy engagement: Assessors must be proactive in policy discussions. Waiting to react after legislation passes means playing catch-up with market disruptions.