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HomeMy WebLinkAboutM102209ok EQU& r 1820 Jefferson Street P.O. Box 1220 Port Townsend, WA 98368 William B. Marlow Richard A. Broders Dave Garing MINUTES October 22, 2009 William S. Marlow Chairman Dave Garing Vice- Chairman Richard A. Broders Member Chairman William S. Marlow called the meeting to order at 10:30 a.m. in the presence of Vice - Chairman Dave Gating and Member Richard A, Broders. Paul & Michelle Moseley 101 Fleet Drive Port Ludlow, WA 98365 HEARINGS BOE: 09 -46 -R PN: 990 600 396 Paul Moseley was present. Appraiser Maryn Gossell represented the Assessor's office. After explaining the hearing process Chairman Marlow swore in both parties. Under appeal is the land and improvement value of property located at 101 Fleet Drive, Port Ludlow. Currently, the property is assessed at $271,635 ($110,000 for the land and $161,635 for the improvements). The appellants estimate the value is $200,000 ($70,000 for the land and $130,000 for the improvements). Mr. Moseley reviewed his background as a Real Estate agent and investor. With the decline of the housing market, his income has decreased significantly. He described the floor plan of the home as very unique. It is a one bedroom house that was built in 1972. It was difficult to find comparable property sales in Port Ludlow for one bedroom homes. There is one home that has been on the market for 387 days and it is listed for $199,000. Most of the homes listed for sale in Port Ludlow are newer and larger. Currently, there are not many homes selling so he is not able to provide comparable property sales, only a listing of what he feels is a comparable home. He feels his lot is above average due to the fact that it is off a major road, it is flat, and has a view. It would be generous to say that the improvement value is $130,000. His insurance agent suggested that the dwelling be insured for $126,000 as the cost to rebuild. Phone 13601385 -9100 Fax (360)385 -9382 jeffbocc&o.jefferson.wa.us Board of Equalization Minutes - October 22, 2009 Page: 2 Appraiser Gossell explained that the assessment date for the appellant's property was January 1, 2007. The assessed value is based on sales that happened in Port Ludlow up to four years prior. The Assessor's office sent a letter to the appellants stating that they are aware that the Real Estate market has decreased in the Chimacum revaluation area. After confirming the number of bathrooms with Mr. Moseley, Appraiser Gossell informed him that a room with a closet is considered a bedroom even though it is not used as a bedroom. The appellant's property is not being valued as having a view. Only comparable property sales can be used in determining the assessed value, not Real Estate listings. On his petition, Mr. Moseley asked the Assessor's office to review parcel #821 081 015 as comparable property. Appraiser Gossell stated that this parcel is not comparable because it sits on 6.12 acres and is a 768 square foot garage with a 200 square foot carport. The second floor of the garage/barn has 576 square feet of living area. The appellant's house is on a lot in a platted subdivision. In her opinion the two properties are not comparable. Mr. Moseley asked if his assessment would be lowered if he bought it back from a foreclosure sale? Appraiser Gossell replied that in the past they didn't use foreclosure sales in determining market value, but they might start using them because those will be the majority of the sales. Vice - Chairman Gazing asked what are the best comparable property sales used by the Assessor's office? Appraiser Gossell stated that she provided ample sales data and had Mr. Moseley appealed in 2007 she would have provided a more detailed package. The Assessor's office is aware that the market has declined, but she feels they have proven that their assessed values are accurate as of January 1, 2007. She added that the home is receiving a 20% reduction for effective age. Member Broders informed Mr. Moseley that effective in 2014 all Washington State Counties will be required to assess property on an annual cycle. Hearing no further testimony, Chairman Marlow closed the hearing. The Board will make a determination at a later date. Randy Longnecker BOE: 09 -48 -R PN: 981 301 608 7810 Ostrander Court SE Olympia, WA 98501 Randy and Mary Longnecker were present. Appraiser Maryn Gossell represented the Assessor's office. After explaining the hearing process Chairman Marlow swore in both parties. Under appeal is the value of an improved parcel located at 601 Mountain Trail Road, Brinnon. Currently, the property is assessed at $94,260 ($20,500 for the land and $73,760 for the improvements). The appellants estimate the value is $35,000 ($20,000 for the land and $15,000 for the improvements). Randy Longnecker stated that they purchased the property through a foreclosure sale. The current septic system is un- useable. They have submitted the proper paperwork to install a new septic system, but no Board of Equalization Minutes - October 22, 2009 Page: 3 permit has been issued. The parcel is a single lot and it is his understanding that it is grandfathered for a septic system. Mr. Longnecker said that he is not sure of the cost to install a new system, but the design for the permitting process was $5,000. He is not sure if the cost to install a new septic system is more than the property is worth. The residence has been uninhibited for approximately 5 years and needs a new roof. Appraiser Gossell explained that the appraisal date of this property is January 1, 2006. The Assessor's records show that the cedar shingle roof of the home was replaced with a composition roof in 2001. The bank bought it back through foreclosure on July 18, 2008 for $109,650. The Longneckers purchased it for $35,000 through a `Bargain and Sale Deed" in April 2009. She feels this type of transaction is a forecast of what the market will look like in the future. Within the next 9 weeks Appraiser Gossell stated that she will be assessing property in that area. She appreciated the photos that the Longneckers submitted because it shows the amount of damage that the home has sustained. She is requesting that the Board not change the land value because she feels it is accurate as of January 1, 2006. At one point the asking price was $85,000 and it dropped to $35,000 overnight. She feels the property would have sold if they dropped the price to $50,000. Therefore, it is her recommendation to keep the land value the same and reduce the improvement value to $29,500. The property is assessed as having a septic system. She stated that depending on the amount of damage, destroyed property is usually taken off the tax roles until the property is improved. Hearing no further testimony, Chairman Marlow closed the hearing. The Board will make a determination at a later date. Douglas & Joy Herring BOE: 09 -50 -R PN: 948 200 010 227 Edgewood Drive Port Ludlow, WA 98365 Douglas and Joy Herring were not present. Appraiser Maryn Gossell represented the Assessor's office and was sworn in by Chairman Marlow. Under appeal is the land and improvement value of property located at 227 Edgewood Drive, Port Ludlow. Currently, the property is assessed at $769,120 ($290,000 for the land and $479,120 for the improvements). The appellant estimates the value is $689,000 ($439,000 for the land and $250,000 for the improvements). On the petition form the appellants wrote the following reason for appealing the valuation of their property: "1) County Assessor did his appraisal at time when the Real Estate market was at its peak. 2) Current Real Estate values do not reflect value assessed." Appraiser Gossell explained that the assessment date for the appellant's property was January 1, 2007. In 2007 a sale occurred in the Edgewood Village for $1,135,000, however the property was not comparable to the appellant's property. That information was only provided to show that the Real Estate market was still strong. Board of Equalization Minutes - October 22, 2009 Page: 4 As part of their appeal packet, the Herrings submitted a fee appraisal dated January 17, 2009. The cost approach was used by the fee appraiser who estimated the value to be $752,294 as of January 1, 2009. Appraiser Gossell said that amount is close to her assessed value as of January 1, 2007 for $769,120. The Assessor's records indicate a lower square footage figure than the amount calculated in the fee appraisal. Appraiser Gossell stated that the assessed value would increase approximately $24,685 if she used the fee appraiser's figures. She provided these figures for information only and does not recommend that the Board make any change. Hearing no further testimony, Chairman Marlow closed the hearing. The Board will make a determination at a later date. Margaret & Ralph Davis 2103 SW 174'h Street Burien, WA 98166 BOE: 09 -47 -LO PN: 970 800 504 Ralph Davis and Barbara Blowers were present. Appraiser John Pray represented the Assessor's office. After explaining the hearing process Chairman Marlow swore in both parties. Under appeal is the land value of property located in Mats Mats Bay, Port Ludlow. Currently, the property is assessed at $64,230 (land only). The appellants estimate the value is $10,000. Mr. Davis discussed a letter from Northwest Septic dated December 30, 1986 that he submitted with his appeal form. The letter states that the property has two major issues regarding the on -site septic design: 1) There is a creek running through the property. After taking into consideration the required setback of 100 feet from the creek and 100 feet from the bay, there is very little area for a drainfield on the property. 2) The land is in a depressional area and receives most of the runofffrom the surrounding area. The wet season watertable on the area available for a drainfield is 0 -6 inches. Currently, guidelines require 24 inches of native soil above a watertable or impervious layer. Therefore, your property on Mats Mats Bay does not meet the current requirements for any type of on -site septic system. Mr. Davis stated that they had listed the property for sale in the late 90s and received an offer of $15,000 and then four years ago, at the peak of the Real Estate market an offer was received from a neighbor for $30,000. They counter offered for $35,000 and the neighbor declined. Earlier this year he contacted Barbara Blowers who specializes in waterfront property development. She tried to determine the condition of the property for potential building sites on all three or any of the three lots. Board of Equalization Minutes - October 22, 2009 Page: 5 Ms. Blowers stated that Mr. Davis's property is affected by a County culvert that comes from the other side of the road. The runoff from that culvert cascades across Mr. Davis's property as well as the adjoining property making the entire parcel a wetland. She has been working with the Jefferson County Public Works Department to collect the water at the end of the culvert and redirect it to the end of Mats Mats Bay. The Public Works Department is requesting that she and her client work with the Jefferson County Community Development Department. Based on her experience with properties such as this one, she knows that a septic system will never be installed on the property. There are four properties that could potentially house Mr. Davis's drainfield. She was hoping to be able to get permission from those property owners, but they have denied her request. Even if she were to get permission from a property owner there would still be a long, drawn out process of permitting the installation of a well. Ms. Blowers informed the Board that a waterfront lot that can only be used as an RV site is worth $10,000. The property can't even be used as an RV site until it is dried out. Appraiser Pray stated that he tried to contact Mr. and Mrs. Davis to come to an agreement on the assessed value around the price he was offered in 2006 for $30,000. The property was given a reduction of 25% for the wet condition of the property. Member Broders asked why the appellants feel the property is only worth $10,000, when they had an offer for $30,000? Mr. Davis responded that the offer of $30,000 was during the peak of the Real Estate market and he feels today's value is only $10,000. Hearing no further testimony, Chairman Marlow closed the hearing. The Board will make a determination at a later date. Barbara Stanny ROE: 09 -49 -R PN: 001 061 001 221 Middle Point Road Port Townsend, WA 98368 Barbara Stanny was not present. Appraiser Dennis Pownall represented the Assessor's office and was sworn in by Chairman Marlow. Under appeal is the land and improvement value of property located at 221 Middle Point Road, Port Townsend. Currently, the property is assessed at $1,451,930 ($602,100 for the land and $849,830 for the improvements). The appellant estimates the value is $1,100,000 (no breakdown between land and improvements was provided). On the petition form the appellant wrote the following reason for appealing the valuation of her Board of Equalization Minutes - October 22, 2009 Page: 6 property: "Comparable homes aren't selling for this amount. The market is down considerably" Appraiser Pownall stated that the appraisal date of this property is January 1, 2008. The appellant provided current listings of similar properties on her appeal form. Since the 2003 appraisal the assessment increased 16 %. The property is a large, waterfront parcel with a log home, detached log accessory dwelling unit and garage. Ms. Stanny provided four (4) Real Estate listings on her petition form. Appraiser Pownall informed the Board that all 4 listings are above the current assessed value determined by the Assessor's Office. Hearing no further testimony, Chairman Marlow closed the hearing. The Board will make a determination at a later date. Vice - Chairman Gazing moved to adjourn the meeting. Member Broders seconded the motion which carried by a unanimous vote. ATTEST: s1Locke, derk of the Board JEFFERSON COUNTY BOARD OF EQUALIZATION William S. Marlow, Chairman t'DaveGarij 'c�rman Richard A. Broders, Member