Bay County CAD – Property Search, Records & Appraisal District

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Bay County, Florida property guide

Bay County Property Appraiser Search, Exemptions and Tax Help

Search Bay County property by owner, street address, parcel number or legal information, then review just value, assessed value, taxable value, land, buildings, sales, exemptions and taxing authorities.

This Florida-specific guide also explains late 2026 homestead filing, Save Our Homes, portability, TRIM notices, Value Adjustment Board petitions, tangible personal property, tax payments, parcel mapping, deeds and property-fraud alerts.

Search property records Open BayView map Check property taxes
Official resources checked August 6, 2026
Correct valuation office Property Appraiser Bay County does not use a Texas-style Central Appraisal District.
Main appraisal office 860 W. 11th Street Panama City. Monday–Friday, 8:00 a.m.–4:30 p.m. CST.
Current 2026 action Late homestead review Case-by-case applications remain available through the first week of September.
Tax collection Separate Tax Collector The Property Appraiser values property; the Tax Collector bills and collects.

Bay County has no “Central Appraisal District” or Texas Appraisal Review Board

Florida county property systems use different offices and terminology. The Bay County Property Appraiser determines values and exemptions, the Tax Collector issues and collects tax bills, and the Clerk of Court and Comptroller records deeds and serves as Clerk to the Value Adjustment Board.

A formal value or exemption dispute is filed with the Bay County Value Adjustment Board, not an appraisal review board.

Choose the correct official service

Start With the Bay County Property Task You Need

Property values, tax balances, deeds and assessment appeals use different county systems. Use the correct route before submitting personal information, evidence or payment.

1

Find a property account

Review ownership, parcel number, land, structures, values, exemptions, sales and taxing-authority information.

Open official property search →
2

Locate a parcel on a map

Use BayView for parcel location, ownership context, land-use information, government facilities and emergency-management layers.

Open BayView GIS →
3

Apply for homestead

Find the property in the appraisal search and select its Homestead Application link to begin the online process.

Read homestead instructions →
4

Challenge a value or denial

Review the TRIM notice, speak with the Property Appraiser and file a VAB petition before the printed deadline when needed.

Open VAB instructions →
5

Check or pay property tax

Use the Tax Collector for current balances, tax bills, discounts, installment payments, receipts and delinquency.

Open Tax Collector resources →
6

Verify a deed or lien

Search the Clerk’s Official Records for deeds, mortgages, releases, judgments, liens, plats and other recorded instruments.

Search Official Records →
Do not use baycad.org or another invented “Bay County CAD” domain. The official Bay County Property Appraiser website is BayPA.net, and its public search opens through the county’s linked qPublic system.
Property-field decoder

How to Read a Bay County Property Detail Record

Property field What it means What to verify
Parcel number The Property Appraiser’s identifying number for the real-estate account. Use it for homestead applications, VAB petitions, tax searches and office inquiries.
Owner name The ownership name currently carried in the appraisal database. Use the Clerk’s recorded deed when legal ownership must be confirmed.
Mailing address The correspondence address used for assessment notices. It can differ from the property’s physical address and should be updated promptly.
Site address The physical location associated with the parcel. Vacant land and newly created parcels may have incomplete site-address information.
Legal description An abbreviated subdivision, lot, block, section or tract description. Verify it against the deed, plat and survey before legal or construction use.
Just or market value The Property Appraiser’s estimate of the property’s market value as of January 1. Review the year, land, buildings, condition, location and comparable market evidence.
Assessed value The value after an applicable assessment limitation, such as Save Our Homes. It can be lower than just value for a qualifying homestead property.
Taxable value The assessed value after exemptions applicable to a particular taxing authority. County, city, school and special-district taxable values can differ.
Land information Acreage, square footage, use, zoning-related data and land-value components. Compare acreage and use with the deed, survey and actual property.
Building information Living area, year built, construction, quality, condition, additions and other structures. Incorrect square footage, pools, garages or additions can affect value.
Exemptions Homestead, senior, veteran, disability and other approved benefits. A missing exemption may indicate no filing, pending review, denial or account mismatch.
Sales history Recorded transfers and sale-related information associated with the parcel. Confirm the deed and whether a sale was arm’s length before using it as value evidence.
Taxing authorities The county, city, school, fire, water or other entities that may levy tax on the parcel. Nearby properties can have different authority combinations and millage rates.
Just value, assessed value and taxable value are different numbers. A property can have one just value, a lower capped assessed value and several taxable values because exemptions do not necessarily apply equally to every taxing authority.
Parcel and location research

How to Use BayView, the Bay County GIS Map

BayView contains parcel ownership, land-use designations, government facilities and emergency-management information. It is useful for location research but is not a survey or legal title system.

Open the official BayView map. Go to gis.baycountyfl.gov/bayview and accept the GIS disclaimer.
Search by parcel, owner or address. Use the property-search parcel number when possible to avoid selecting a neighboring tract.
Select the mapped parcel. Confirm the owner, site address and parcel number against the Property Appraiser record.
Turn on only the layers needed. Land use, aerial photography, emergency zones, facilities and other layers can overlap and make the map difficult to read.
Review nearby parcels carefully. Surrounding properties may help with research, but proximity alone does not make another parcel a valid appraisal comparable.
Use a professional survey for boundaries. Do not place a fence, structure, driveway, seawall, septic system or utility using only the GIS outline.
Bay County GIS expressly states that its data is not a legal representation. Boundary, easement, access, setback and title decisions require the recorded documents, applicable development rules and professional assistance.
Annual Florida assessment cycle

Bay County’s 2026 Property-Valuation and TRIM Timeline

January 1 — assessment and exemption status date Ownership, property condition, use and eligibility for homestead and many other exemptions are generally measured as of January 1.
March 1 — statutory exemption filing deadline Initial homestead and most exemption applications are normally due by March 1, subject to statutory late-filing procedures.
April 1 — tangible-personal-property return deadline Businesses owning taxable tangible personal property generally file by April 1 unless the filing requirement has been waived.
August — TRIM notice period The Notice of Proposed Property Taxes shows value, exemptions, proposed millage information and the VAB petition deadline.
TRIM deadline — VAB petition cutoff Use the exact date printed on the 2026 notice. As of August 6, the Clerk’s webpage still displays the prior 2025 deadline.
Fall — taxing authorities adopt final rates The county, cities, school board and other levying bodies complete public budget and millage processes.
November — tax-bill and discount period begins The Tax Collector generally opens the certified roll for collection and offers the largest early-payment discount.
March 31 — final day before delinquency Real-estate taxes generally become delinquent April 1 when a balance remains unpaid.
A TRIM notice is not a tax bill. Use it to review the assessment and proposed taxes. Payment is made later through the Bay County Tax Collector after the tax roll opens for collection.
Primary-residence benefits

Bay County Homestead Exemption Application Checklist

Florida homestead exemption can reduce taxable value by up to $50,000, although the second portion does not apply to school taxes. Eligibility depends on ownership and permanent residency as of January 1.

Basic qualification questions

  • Did you hold legal or beneficial title on January 1?
  • Was the property your permanent Florida residence on January 1?
  • Is the deed or ownership instrument recorded in Bay County?
  • Are you claiming another residency-based property benefit?
  • Is the parcel number correct?

Documents to prepare

  • Recorded deed, contract or other ownership evidence.
  • Social Security numbers for all owners.
  • Florida driver’s license or Florida ID with updated address.
  • Current Florida vehicle registrations with updated address.
  • Voter registration or declaration of domicile when useful.
  • Permanent resident documentation when applicable.
Search and open the correct property account. Use the official property search and verify the parcel ID, owner and physical address.
Select the Homestead Application link on the parcel. Bay County’s online instructions direct applicants to begin from the property-search record.
Complete every applicable owner and residency field. Use legal names and answer the January 1 ownership and permanent-residence questions accurately.
Add portability information when moving from another Florida homestead. Prepare the prior address, parcel number, county, date the prior homestead ended and names of prior co-owners.
Upload or present the requested evidence. Ensure identification and vehicle records show the Bay County homestead address when required.
Save the submission confirmation. Retain a copy of the application, uploaded evidence and confirmation date.
Late 2026 filing requires immediate contact. The Property Appraiser currently advertises case-by-case late applications through the first week of September 2026. Do not wait until the last day to ask whether the account qualifies.
Start online homestead steps Review exemption requirements
Save Our Homes guidance

Save Our Homes Cap and Homestead Portability

Once a Florida homestead is established, the annual increase in assessed value is generally limited to 3% or the applicable Consumer Price Index change, whichever is lower. This limitation does not cap the just value or guarantee that the tax bill stays unchanged.

Just value

The Property Appraiser’s current estimate of market value can increase or decrease with market conditions.

Capped assessed value

The Save Our Homes limitation can create a difference between just value and assessed value over time.

Portable benefit

A qualifying owner may transfer up to $500,000 of accumulated assessment difference to a new Florida homestead.

Portability is not the transfer of the old homestead exemption. File a new homestead application for the Bay County property and request transfer of the assessment difference. Bay County states that the prior homestead must generally have been abandoned within the permitted three-year period.
Buyers should not budget from the seller’s assessed value or tax bill. A change of ownership can reset the assessment calculation for the following tax year. The buyer’s exemptions, portability benefit and taxing authorities may differ from the seller’s.
Formal value and exemption review

How to File a Bay County Value Adjustment Board Petition

Use the deadline printed on the 2026 TRIM notice. As checked August 6, 2026, the Bay County Clerk’s VAB webpage still displays the September 8, 2025 deadline and has not posted a replacement 2026 date.
Open the property record and TRIM notice. Confirm the parcel number, just value, assessed value, taxable value, exemptions and petition deadline.
Identify the exact dispute. Possible issues include value, classification, exemption denial, agricultural classification, portability or tangible-personal-property assessment.
Contact the Property Appraiser for an informal review. Ask which data and market evidence were used and present factual corrections early.
Do not allow the informal discussion to expire the VAB deadline. A pending conversation with the Property Appraiser does not automatically extend the petition period.
File online, in person or by mail. Use the Bay County VAB petition portal or follow the Clerk’s paper-filing instructions.
Pay the correct filing fee. The current fee is $50 for a standard petition. A qualifying approved joint petition costs $50 plus $5 for each additional parcel or account after the first.
Save proof of timely receipt. Petitions must be received by the Clerk by the end of business on the deadline. A postmark after the deadline is late.
Exchange and organize evidence. Follow the hearing notice and VAB procedures for submitting comparable sales, appraisals, photographs, reports and supporting documents.

Evidence that can help

  • Arm’s-length sales close to January 1.
  • Similar properties with comparable location, use and condition.
  • A professional appraisal or market analysis.
  • Dated photographs of damage or condition problems.
  • Inspection reports and repair estimates.
  • Proof of incorrect size, age, use or improvements.

Weak evidence by itself

  • A mortgage balance.
  • The tax bill increased.
  • An automated estimate without comparable analysis.
  • Properties from a different coastal or inland market segment.
  • Repairs completed after January 1 without earlier evidence.
  • A requested value with no calculation.
Some timely homestead-denial petitions have no filing fee. The Clerk states that a petition involving denial of a timely homestead application or timely homestead tax-deferral application is fee-exempt. A denial involving a late-filed application is subject to the $50 fee.
Online card payments add a processing charge. The Clerk currently states that credit-card payment of the VAB petition fee carries a 3.5% nonrefundable processing fee.
Business asset reporting

Bay County Tangible Personal Property Returns

Tangible personal property includes business furniture, fixtures, machinery, equipment, computers, signs, tools, leased assets and other property that is not real estate.

Who generally files

A business owning taxable tangible personal property on January 1 generally files unless the Property Appraiser has waived the return requirement.

New businesses

A new business owning tangible property on January 1 must file an initial return even when it expects a low value.

Annual deadline

The normal return deadline is April 1. Late or missing returns can affect exemptions and trigger penalties.

Prepare Examples Why it matters
Business identity Legal name, DBA, mailing address, physical location and federal ID information. Prevents assets from being associated with the wrong business account.
Asset schedule Description, acquisition date, original cost and disposal information. Supports age and depreciation calculations.
Leased property Owner, lessee, lease number, equipment description and location. Helps prevent duplicate or omitted reporting.
Inventory and supplies Report only when required by the current Florida return instructions. Not every accounting category is treated identically for ad valorem purposes.
Prior-year changes Sold, moved, destroyed or retired equipment and closed locations. The office may continue carrying property when no update is filed.
Bay County states that a return is required when assessed tangible value exceeds $25,000. Businesses that lease, lend or rent property must also review the filing requirements.
Read Bay County TPP FAQ Open official forms
Tax bill and payment

How to Check and Pay Bay County Property Taxes

The Property Appraiser prepares and certifies the tax roll using values and exemptions. Taxing authorities adopt millage rates, and the Bay County Tax Collector issues bills and receives payment.

Open the official Tax Collector property-tax page. Use BayCountyFLTax.gov and select the property-tax search or payment option.
Search using the parcel number when possible. Confirm the owner and site address before opening the tax account.
Review the correct tax year. Check current charges, prior payments, discounts, delinquency and special assessments separately.
Compare the tax account with the appraisal record. Verify that exemptions and taxable values appear as expected before paying.
Review payment fees. E-check may be available without the convenience fee charged for some card or digital-wallet transactions.
Submit through the official processor. Confirm the parcel, tax year, amount and contact information before authorizing payment.
Save the final receipt. Keep the parcel number, tax year, amount, payment date and confirmation number.
November payment 4% discount Largest normal early-payment discount.
December payment 3% discount Applies during the second discount month.
January payment 2% discount Use the current statement amount.
February payment 1% discount The final normal discount month.
March payment No discount Taxes remain payable without the early discount.
April 1 Delinquent Unpaid real-estate tax becomes delinquent.
There is no single Bay County property-tax percentage. A parcel’s tax depends on taxable value, municipality, school district and other levying authorities.

Basic millage calculation

Taxable value ÷ 1,000 × applicable millage rate = estimated tax for that authority.

Repeat the calculation for each authority and add special assessments. Use the taxable value shown for each authority because exemptions can differ.

Bay County Tax Collector 850 W. 11th Street
Panama City, FL 32401
Phone: (850) 248-8501
Tax-service hours: 8:00 a.m.–4:30 p.m.
Installment-plan schedule Apply by April 30. The normal four-payment schedule uses June 30, September 30, December 31 and March 31 due dates with declining discounts.
Do not send a tax payment to the Property Appraiser or Clerk. Property-tax billing, receipt, delinquency and payment-plan questions belong with the Tax Collector.
Installment option

Bay County Property-Tax Installment Plan

Installment Normal due date Calculation and discount
First June 30 Approximately one-fourth of the prior-year tax with a 6% discount.
Second September 30 Approximately one-fourth of the prior-year tax with a 4.5% discount.
Third December 31 One-half of the remaining current liability with a 3% discount.
Fourth March 31 The remaining balance without a discount.
The April 30 application deadline applies before the plan begins. Missing the application deadline generally means the current tax year must be paid under the normal single-bill schedule.
Review installment plan
Recorded ownership documents

How to Find a Bay County Deed, Mortgage or Lien

The Clerk of Court and Comptroller is Bay County’s official recorder. Its Official Records database includes land records, judgments and other public documents recorded after January 1, 1987, with separate resources for older records and plats.

Start with the Property Appraiser record. Save the owner name, parcel number and abbreviated legal description.
Open the Clerk’s Official Records search. Use the official land-record database.
Search by party name or known instrument number. Try grantor, grantee, trust, estate and business-name variations.
Narrow the recording-date range. Use an estimated purchase, refinance, lien or release period to reduce unrelated results.
Compare the document type and legal description. Confirm that the record relates to the correct parcel and transaction.
Order an official copy when required. Online images are useful for research, but the Clerk states that official legal copies must come from the Official Records Department.

Online search can show

  • Recorded parties.
  • Recording date.
  • Document type.
  • Book and page.
  • Clerk instrument number.
  • Available document image.

Current copy fees

  • Free online uncertified viewing.
  • $1 per page for an official copy.
  • An additional $2 per document for certification.
  • Electronic certification is available through the Clerk.
Register for the free Bay County property-fraud alert. The service can notify a registered owner when a document involving the selected name or property information is recorded. Open Property Fraud Alert.
A Clerk index search is not a guaranteed title examination. Use a title company or qualified attorney when you need confirmation of ownership, liens, easements or marketable title.
Buyer and new-owner checks

What to Verify Before and After a Bay County Property Sale

Before buying

  • Match the parcel number to the deed description.
  • Review just, assessed and taxable values.
  • Check structures, square footage and land data.
  • Review current and delinquent tax information.
  • Use a title search and survey where appropriate.

After recording

  • Confirm the Clerk recorded the deed.
  • Allow processing time for the ownership update.
  • Correct the mailing address when needed.
  • File a new homestead application when eligible.
  • Apply for portability with the new homestead.

Before the next tax bill

  • Review the TRIM notice promptly.
  • Confirm exemptions and Save Our Homes treatment.
  • Check the VAB deadline.
  • Verify taxing authorities.
  • Budget from the buyer’s expected taxable value.
The seller’s homestead exemption and capped assessment do not automatically become the buyer’s benefits. A purchase can produce a substantial taxable-value change even when the sale price is close to the prior market value.
Problem solver

Fix Common Bay County Property-Search and Filing Problems

Problem Likely reason Best next step
No owner-name result Different spelling, trust, estate, company or recent transfer. Search the surname alone, remove punctuation and try the site address.
No address result Street abbreviation, unit formatting, vacant parcel or no conventional site address. Search the parcel number, owner or legal description and confirm it in BayView.
New owner not displayed The deed was recently recorded and has not completed appraisal processing. Verify recording with the Clerk and contact the Property Appraiser if the delay continues.
Homestead exemption missing No filing, pending review, missing documents, denial or incorrect parcel. Contact the Property Appraiser with the parcel number and application confirmation.
Late homestead application The statutory March 1 deadline was missed. Ask immediately about the current case-by-case late-filing process available through the first week of September 2026.
2026 VAB deadline not found The Clerk page still displays the previous 2025 deadline. Use the date printed on the 2026 TRIM notice or call the VAB office at (850) 767-3314.
Property map line appears wrong GIS limitation, mapping lag, parcel split or nonsurvey representation. Compare the deed, plat and survey before asking GIS or the Property Appraiser to investigate.
Tax bill is much higher after purchase The prior owner’s capped assessed value and exemptions no longer control the account. Review the new just value, assessment reset, homestead and portability status.
Payment has not posted Processor delay, rejected transaction or payment applied to another parcel. Keep the confirmation and contact the Tax Collector at (850) 248-8501.
Deed search has too many results Common party name or broad recording period. Add the first name, business name, date range, instrument number or book and page.
Verified local contacts

Bay County Property Appraiser, Tax Collector and Clerk

Bay County Property Appraiser

860 W. 11th Street
Panama City, FL 32401

Phone: (850) 248-8401
Fax: (850) 248-8447
Hours: Monday–Friday, 8:00 a.m.–4:30 p.m. CST
Handles: values, parcel records, exemptions, portability and assessment questions.

Official Property Appraiser

Bay County Tax Collector

850 W. 11th Street
Panama City, FL 32401

Phone: (850) 248-8501
Fax: (850) 248-8541
Tax-service hours: 8:00 a.m.–4:30 p.m.
Handles: bills, payments, discounts, installments, receipts and delinquency.

Official Tax Collector

Bay County Clerk and Recorder

300 E. 4th Street
Panama City, FL 32401

Phone: (850) 747-5100
Fax: (850) 747-5188
Hours: Monday–Friday, 8:00 a.m.–4:30 p.m. CST
Handles: deeds, liens, mortgages, releases and official copies.

Official Records page
Property Appraiser beach office 301 Richard Jackson Boulevard
Panama City Beach, FL 32407
Phone: (850) 248-8470
Monday–Friday, 8:30 a.m.–4:30 p.m. CST
Value Adjustment Board office 225 McKenzie Avenue
Panama City, FL 32401
Phone: (850) 767-3314
Use for VAB petition, fee and deadline questions.
Call before a deadline-sensitive visit. Holiday closures, TRIM schedules, VAB deadlines, late-filing procedures and payment-system availability can change.
Final action plan

Complete Your Bay County Property Task Correctly

For property research

  • Open the official qPublic search.
  • Search with one reliable field.
  • Confirm the parcel number and year.
  • Review just, assessed and taxable values.
  • Check buildings, land, exemptions and sales.
  • Save a dated copy of the record.

For a filing or payment

  • Use the correct county office.
  • Check the deadline on the official notice.
  • Use the current Florida or county form.
  • Attach organized supporting evidence.
  • Verify the parcel number and tax year.
  • Save submission or payment confirmation.
10 practical answers

Bay County Property Search Frequently Asked Questions

1. Does Bay County, Florida have a Central Appraisal District?
No. The Bay County Property Appraiser determines property values and exemptions. The Tax Collector handles bills and payments, while the Clerk records deeds and supports the Value Adjustment Board.
2. Is the Bay County property search free?
Yes. The Property Appraiser links to a free public qPublic search for owner, address, parcel and property-information research.
3. What is the best way to search for a property?
Use the parcel number when available. Otherwise begin with the owner’s surname or the street number and base street name, then compare all matching results.
4. What is the difference between just, assessed and taxable value?
Just value is the market-value estimate. Assessed value reflects applicable assessment limitations, and taxable value is the assessed value after exemptions for a particular taxing authority.
5. Can I still file for homestead exemption in 2026?
The Property Appraiser currently states that late 2026 homestead applications may be accepted case by case through the first week of September. Contact the office immediately because acceptance and approval are not automatic.
6. What is the 2026 Bay County VAB petition deadline?
Use the exact deadline printed on the 2026 TRIM notice. As of August 6, 2026, the Clerk’s VAB webpage still displays the prior 2025 deadline rather than a new 2026 date.
7. How much does a Bay County VAB petition cost?
The current standard filing fee is $50. An approved joint petition costs $50 plus $5 for each additional parcel or account. Certain timely homestead-denial petitions are exempt from the filing fee.
8. Where do I pay Bay County property taxes?
Pay through the Bay County Tax Collector’s official property-tax system. The Property Appraiser does not accept property-tax payments.
9. Will the seller’s exemption and tax bill transfer to the buyer?
No. The buyer must apply for eligible exemptions, and a change of ownership can reset the assessed-value calculation. Buyers should not budget from the seller’s capped assessment alone.
10. Where can I verify a deed or recorded lien?
Use the Bay County Clerk’s Official Records search. Online uncertified records are available for research, while official and certified copies must be obtained from the Clerk.
Independent informational resource: County-CAD.us is not Bay County, the Bay County Property Appraiser, Tax Collector, Clerk of Court, Value Adjustment Board or another government agency. Property data, deadlines, fees, exemptions, tax balances and online services can change. Verify parcel-specific and deadline-sensitive information through the linked official county systems. This guide is not legal, tax, appraisal, surveying or title advice.
Free County CAD Property Tax Assistant

Estimate Taxes, Exemptions, Escrow, Protest Savings and Next Steps

This sitewide tool helps homeowners, buyers, sellers and investors understand property tax numbers before they check the official county appraisal district or tax office. It runs in your browser, does not collect personal data and gives practical next steps after each calculation.

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8-in-1Calculator, checklist and official-search helper in one widget.
No loginWorks instantly without collecting names, emails or property IDs.
Mobile-firstDesigned for phone users reading county CAD articles.
HelpfulGives next steps, not only numbers.

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Choose your main goal. The tool will guide you to the right calculation or next step.

Best for homeowners

Use Tax, Exemption and Protest tabs to understand your appraisal notice and possible savings.

Best for buyers

Use Buyer Budget and Monthly Escrow before relying only on a mortgage payment estimate.

Property Tax Estimate Calculator

Estimate annual tax using property value, assessment ratio, exemptions and local tax rate.

Homestead and Exemption Savings

Estimate how much a homestead, senior, disabled, veteran or local exemption may reduce annual tax.

Monthly Escrow / Ownership Cost

Estimate monthly property tax, insurance, HOA and reserve cushion. Useful for buyers and homeowners comparing affordability.

Property Tax Protest Savings

Estimate possible savings if your appraised value is reduced after a protest, evidence review or correction.

Appraised Value Growth / Cap Impact

Estimate how a value increase or appraisal cap may affect taxable value. Rules vary by state, county and exemption status.

Home Buyer Monthly Budget Estimate

Estimate a more realistic monthly ownership cost by adding mortgage, property tax, insurance and HOA.

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Values are educational estimates. Visitors should confirm final values, exemptions, tax rates, payment status and deadlines with official county resources.

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