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HomeMy WebLinkAboutM110309• ok EQU� O 1820 Jefferson Street P.O. Box 1220 Port Townsend, WA 98368 William S. Marlow MINUTES November 3, 2009 Richard A. Broders Dave Garing William S. Marlow Chairman Dave Garing Vice - Chairman Richard A. Broders Member Chairman William S. Marlow called the meeting to order at 9:30 a.m. in the presence of Vice - Chairman Dave Gazing and Member Richard A. Broders. ASSESSMENT CORRECTIONS Member Broders moved to accept the following assessment corrections. Vice - Chairman Garing seconded the motion which carried by a unanimous vote. NAME Helen Probert Gail Barth Cheryl Hutchison C. Wildflower & C. Weimeister Bernt & Marlene Ericsen 1656 South Jacob Miller Road Port Townsend, WA 98368 APPEAL NO. BOE 09 -59 -LO BOE 09 -73 -LO BOE 09 -74 -LO BOE 09 -75 -LO BOE 09 -81 -R BOE 09 -105 -R DETERMINATIONS BOE: 09 -04 -R ►• 977 100 709 930 300 503 930 300 504 930 300 505 961 200 105 991 100 016 PN: 963 302 303 The Board considered the information submitted by both parties. The Appellants did not contest the valuation of the improvements to their property but did express concern regarding the increase in the land value. They maintain the fair market value of this land to be $50,000 and the total value of the property to be $236,675. The Appellants presented two comparable sales that occurred in 2008 for $236,000 and $257,500. The Assessor's representative indicated that both of the Appellants' comparable sales had assessed values lower than their respective sales prices. He also supported the assessed value Phone (360)385 -9100 Fax (360)385 -9382 jeffbocc@co.jefferson.wa.us Board of Equalization Minutes - November 3, 2009 Page: 2 with data from two comparable property sales located on the same block as the Appellant's property and testified that the value was derived from the local area's standard base site rate of $50,000. The Assessor's representative explained that the comparable properties were assigned the same adjustments as the Appellants' property in terms of utilities and lot development but the appellants' property value was increased by 15% for site quality because it is considered a more desirable parcel than those located along Gun Club Road. The Board finds that the Appellant did not present clear, cogent, and convincing evidence necessary to overcome the presumptive correctness of the value established by the Assessor. Vice - Chairman Garing moved to sustain the Assessor's valuation of $277,175 ($90,500 for the land and $186,675 for the improvements). Member Broders seconded the motion which carried by a unanimous vote. (See also minutes of October 20, 2009) Elizabeth Urner & Arthur Schmitt BOE: 09 -56 -R PN: 997 300 001 835 Harrison Street Port Townsend, WA 98368 The Board considered the information presented by the Appellants and the Assessor's representative. Washington State law mandates that properties be valued to reflect local market activity according to an approved revaluation cycle as of January 1 of the assessment year. In this case the assessment date is January 1, 2007. The Board concurs with the Assessor that land values will vary with different units depending on external factors that affect market value such as location and view. Member Broders moved to sustain the Assessor's valuation of $421,450 ($115,000 for the land and $306,450 for the improvements). Vice - Chairman Garing seconded the motion which carried by a unanimous vote. (See also minutes of October 20, 2009) Cathy Cole BOE: 09 -12 -R PN: 987 600 208 6014153' Court NE Redmond, WA 98052 The Board considered the information submitted by both parties. The Appellant asserts the true and fair market value of the subject property to be $160,000 rather than the current valuation of $233,155. On the petition form the Appellant wrote the following reason for appealing the valuation of her property: "This house is at least $65,000 away from completion ". The Appellant offered no comparable sales or additional documentary evidence. The Assessor's representative acknowledged the Appellant's home is only partially complete (through sheetrock). He provided a copy of the appraisal worksheet indicating that the replacement value had been decreased to reflect 70% complete when the home was assessed as of January 1, 2009. Based on the information presented the Board of Equalization finds that the Board of Equalization Minutes - November 3, 2009 Page: 3 Assessor's value represents fair market value. Member Broders moved to sustain the Assessor's valuation of $233,155 ($55,000 for the land and $178,155 for the improvements). Vice - Chairman Garing seconded the motion which carried by a unanimous vote. (See also minutes of October 20, 2009) Robert & Lisa Brown BOE: 09 -15 -LO PN: 990 600 253 206 Garden Club Road 09 -16 -LO 990 600 287 Nordland, WA 98358 The Board considered the information submitted by both parties. The Appellants assert the true and fair market value of their property to be $70,000 rather than the current valuation of $80,000. The Appellants were not present to offer oral testimony, however, their petition indicated that a change in current market values and conditions have lowered the value. They also noted the lots are sloped, increasing the cost of construction. The Appellants cited four comparable land sales ranging in price from $34,000 to $50,000. Six active listings were also offered ranging in price from $57,500 to $79,500. The Assessor's representative testified that the Appellants' comparable "A" did not have sewer whereas the subject property has sewer available. Comparable `B" and "D" were in a different area and also did not have sewer. All of the comparable properties sold well after the assessment date of January 1, 2007. The Assessor's representative supported the assessed value with a map of the immediate vicinity that included valuation notations of approximately 20 land sales that occurred from 2003 to 2007. It was also noted that the appellants' property value was decreased by 20% for site quality. Based on the information presented the Board of Equalization finds that the Assessor's value represents fair market value. Vice - Chairman Gating moved to sustain the Assessor's valuation of both parcels as shown below: Appeal Number Parcel Number. Current Assessed Value BOE 09 -15 -LO 990 600 253 $80,000 (land only) BOE 09 -16 -LO 990 600 287 $80,000 (land only) Member Broders seconded the motion which carried by a unanimous vote. (See also minutes of October 20, 2009) Paul Kell BOE: 09 -13 -R PN: 964 700 002 41 Foxfield Drive Port Townsend, WA 98368 The Board considered the information presented by the Appellant and the Assessor's representative. The Appellant asserts the true and fair market value of his property to be Board of Equalization Minutes - November 3, 2009 Page: 4 $180,000 rather than the current valuation of $252,235. Although the Appellant was not present to offer oral testimony, his petition indicated his belief that the property could not sell for more than his estimated value. He also stated that prices have fallen 25% in the last 12 months and that homes on Foxfield Drive cannot sell. The Appellant offered no comparable sales or additional documentary evidence. The Assessor's representative presented three comparable property sales within a few blocks of the Appellant's property. Comparable sale 41 sold in March 2006 for $335,000 and had an assessed value of $326,305. Comparable sale #2 sold in April 2008 for $339,000 and had an assessed value of $319,515. Comparable sale #3 sold in June 2006 for $325,000 and had an assessed value of $313,080. All of the comparable property were assessed using the same base site rate as the subject property of $70,000. It was also noted that the Appellant's property sold in November 2004 for $199,000. The Board finds that the Appellant did not present clear, cogent, and convincing evidence that is necessary to overcome the presumptive correctness of the value established by the Assessor. Vice - Chairman Garing moved to sustain the Assessor's valuation of $252,235 ($80,000 for the land and $172,235 for the improvements). Member Broders seconded the motion which carried by a unanimous vote. (See also minutes of October 20, 2009) Susan Kraght BOE: 09 -17 -R PN: 931 700 206 95941" Avenue NE #280 Seattle, WA 98115 The Board considered the information submitted by both parties. The Appellant asserts the true and fair market value to be $85,000 ($50,000 for the land and $35,000 for the improvements). The Appellant's letter of August 31, 2009 revises her estimate of market value to be $125,000 ($85,000 for the land and $40,000 for the improvements). She also believes the land assessment is within a reasonable range, but says the manufactured home sustained significant water damage in December 2008. She states the home had been on the market for $159,000 with a price reduction to $129,000 and was subsequently purchased by the Appellant in March 2009 for $85,000. The Appellant also offered for comparison, the sale of a 1,440 square foot manufactured home (1980) that occurred in June 2009 for $135,000. The Assessor's representative presented three comparable property sales, copies of the appraisal worksheets, a map of the immediate vicinity, and sales affidavits for the comparable property sales. The sales occurred between October 2008 and July 2009, ranging in price from $169,000 to $174,300. It was noted that the appellant's home was given an effective age of nine years with a physical depreciation of 17 %. The Assessor's representative also provided a narrative regarding the excise tax affidavit in which the Appellant's escrow officer states the sales price was substantially lowered because of water damage. Based on testimony and evidence provided, the Board feels that the improvement value should be reduced. Board of Equalization Minutes - November 3, 2009 Page: 5 Vice - Chairman Gating moved to overrule the Assessor's valuation of $160,000 ($90,000 for the land and $70,000 for the improvements) and reduce it to $140,000 ($90,000 for the land and $50,000 for the improvements). Member Broders seconded the motion which carried by a unanimous vote. (See also minutes of October 20, 2009) Read Family Trust BOE: 09 -23 -LO PN: 930 900 401 Edward Read, Trustee 09 -24 -LO 930 900 501 2120 Holcomb Street 09 -25 -LO 930 900 801 Port Townsend, WA 98368 The Board considered the information submitted by both parties. The Appellant asserts the true and fair market value of each parcel to be $9,000. He testified that the Assessor's comparable property sales were inappropriate because of discrepancies in zoning, land topography, soil conditions, and lack of access. The Appellant stated that he purchased the property in January 2009 for $6,400 per parcel. The comparable property sale used by the Appellant was Lot 7 Block 12 Tacoma Addition (5,000 sq. ft.) that sold for $2,500 in September 2007. The Assessor's representative supported the assessed value with data from three comparable vacant land sales, copies of the appraisal worksheets, a map of the immediate vicinity, and sales affidavits for the comparable property sales. He also testified the appellant's property value was decreased by 10% for excess lots and by another 50% for lack of access. The Board finds that the appellants did not present clear, cogent, and convincing evidence that is necessary to overcome the presumptive correctness of the value established by the Assessor. Member Broders moved to sustain the Assessor's valuation of all three parcels as shown below: Appeal Number Parcel Number. Current Assessed Value BOE 09 -23 -LO 930 900 401 $18,000 (land only) BOE 09 -24 -LO 930 900 501 $18,000 (land only) BOE 09 -25 -LO 930 900 801 $18,000 (land only) Vice - Chairman Gazing seconded the motion which carried by a unanimous vote. (See also minutes of October 20, 2009) Trudy Davis BOE: 09 -51 -LO PN: 001292 018 P.O. Box 2014 09 -52 -R 001292 019 Port Townsend, WA 98368 The Board reviewed the information provided by the Appellant and Assessor's representative. Although the Appellant was not present to offer oral testimony, she believes her property was not fairly valued because of a decline in market conditions, a lack of utility improvements, and an obstructed view. The Appellant offered no comparable property sales or additional documentary evidence. Board of Equalization Minutes - November 3, 2009 Page: 6 The Assessor's representative supported the assessed value with three comparable land sales, copies of the appraisal worksheets, a map of the immediate vicinity, and sales affidavits for the comparable property sales. The sales occurred between July 2006 and December 2007, ranging in price from $150,000 to $159,000. It was noted that the appellant's property was not assessed for utilities nor did it receive an adjustment above the base site rate for view quality. Assessor's records indicate the home was built in 1983 with an effective age of 12 years. No added value was assigned for the carport. The Board finds that the appellant did not present clear, cogent, and convincing evidence that is necessary to overcome the presumptive correctness of the value established by the Assessor. Vice - Chairman Garing moved to sustain the Assessor's valuation of both parcels as shown below: Appeal Number Parcel Number. Current Assessed Value BOE 09 -51 -LO 001 292 018 $105,200 (Land Only) BOE 09 -52 -R 001 292 019 $225,825 ($101,900 land/$123,925 imps) Member Broders seconded the motion which carried by a unanimous vote. (See also minutes of October 20, 2009) Molly Hong BOE: 09 -55 -R PN: 938 400 521 111 E. Rhododendron Drive Port Townsend, WA 98368 The Board reviewed the information provided by the Appellant and Assessor's representative. The Appellant testified that she purchased the property in November 2006 for $383,756.15. She subsequently attempted to refinance the home in February 2009 and was denied when the appraised value was determined to be $350,000 by Wells Fargo Financial. The Appellant cited two comparable property sales from Cape George Colony. The Assessor's representative reviewed 11 comparable property sales ranging in price from $22,500 to $640,000. He also provided copies of the appraisal worksheets, a map of the immediate vicinity, and sales affidavits for the comparable property sales. The Appellant and Assessor's representative identified two common comparables. Appellant's comparable "A" and the Assessor's comparable "1" sold for $320,000 in March 2009. Appellant's comparable "B" and the Assessor's comparable "11" sold for $396,500 in January 2008. The assessed value of the appellant's property was noted to be higher than its sales price even though it was purchased in a declining market. The Appellant offered evidence of slowing market activity, citing 19 sales in Cape George with a median price of $335,000 in 2006, and 17 sales in Cape George during 2007 with a median price of $332,000. The Assessor's representative also testified that the peak of this market occurred in October 2006. Based on testimony and evidence provided, the Board feels that the improvement value should be reduced. Board of Equalization Minutes - November 3, 2009 Page: 7 Member Broders moved to overrule the Assessors valuation of $397,030 ($175,000 for the land and $222,030 for the improvements) and reduce it to $383,750 ($175,000 for the land and $208,750 for the improvements). Vice - Chairman Garing seconded the motion which carried by a unanimous vote. (See also minutes of October 20, 2009) Paul & Michelle Moseley BOE: 09 -46 -R PN: 990 600 396 101 Fleet Drive Port Ludlow, WA 98365 The Board considered the information submitted by both parties. The Appellants argued that there was a spike in the housing market and then the market corrected and declined. This is not disputed by the Assessor's office. In this case the issue is the fair market value as of the assessment date of January 1, 2007. The appellants also argue that the style, architecture and age of the home significantly reduces its marketability, thus its value. The Assessor's office has applied an effective age (not the same as chronological age) of 22 years, giving a 20% depreciation factor. The Board finds that the appellant did not present clear, cogent, and convincing evidence that is necessary to overcome the presumptive correctness of the value established by the Assessor. Member Broders moved to sustain the Assessor's valuation of $271,635 ($110,000 for the land and $161,635 for the improvements). Vice - Chairman Gazing seconded the motion which carried by a unanimous vote. (See also minutes of October 22, 2009) Randy Longneeker BOE: 09 -48 -R PN: 981 301608 7810 Ostrander Court SE Olympia, WA 98501 The Board reviewed the information provided by the Appellant and Assessor's representative. The Appellant purchased this property at a foreclosure sale for $35,000 in April 2009. The assessed value is $94,250 and the appraisal date is January 1, 2006. The appellant argues that the home has been vacant for several years and is not livable in its current condition. The appellant supplied documentation dated July 1996 indicating a failed, non - conforming septic system exists on the property. Based on information and testimony provided, the Board feels a reduction in the land value is warranted due to the septic system issues. Member Broders moved to overrule the Assessor's valuation of $94,260 ($20,500 for the land and $73,760 for the improvements) and reduce it to $88,260 ($14,500 for the land and $73,760 for the improvements). Vice - Chairman Garing seconded the motion which carried by a unanimous vote. (See also minutes of October 22, 2009) Board of Equalization Minutes - November 3, 2009 Page: 8 Douglas & Joy Herring BOE: 09 -50 -R PN: 948 200 010 227 Edgewood Drive Port Ludlow, WA 98365 The Board considered the information submitted by both parties. The appellants provided an appraisal dated January 17, 2009. This appraisal was prepared after the assessment date of January 1, 2007. It is the finding of the Board that the assessed value of this parcel reflects its fair market value as of the assessment date. Sufficient evidence was not presented to overcome the Assessor's determination. Member Broders moved to sustain the Assessor's valuation of $769,120 ($290,000 for the land and $479,120 for the improvements). Vice- Chairman Garing seconded the motion which carried by a unanimous vote. (See also minutes of October 22, 2009) Margaret & Ralph Davis BOE: 09 -47 -LO PN: 970 800 504 2103 SW 174'h Street Burien, WA 98166 The Board considered the information submitted by both parties. The Appellants argue that this parcel is adversely affected by wetlands, surface run -off, saltwater intrusion problems and other issues relevant to current or soon to be adopted shoreline regulations. The Appellants also claim a septic system on this parcel would not be permitted. The only viable offer of $30,000 was made by a neighboring property owner in 2006 and a counter -offer of $35,000 was made by the Appellants but rejected. Based on testimony and evidence provided, the Board feels that the land value should be reduced. Vice - Chairman Garing moved to overrule the Assessor's valuation of $64,230 (land only) and reduce it to $30,000. Member Broders seconded the motion which carried by a unanimous vote. (See also minutes of October 22, 2009) Barbara Stanny BOE: 09 -49 -R PN: 001 061 001 221 Middle Point Road Port Townsend, WA 98368 The Board considered the information submitted by both parties. The Appellant provided three comparable property sales and one sale listing in the area. The property was purchased for $996,000 in 1996. The Appellant submitted an appraisal of the property dated February 3, 2003 which indicates a value of $1,250,000. The property assessed for $1,451,930 as of January 1, 2008 (five years after the Appellant's independent appraisal was completed). Based on the information submitted the Board finds that the Assessor's value accurately reflects fair market value. Board of Equalization Minutes - November 3, 2009 Page: 9 Member Broders moved to sustain the Assessor's valuation of $1,451,930 ($602,100 for the land and $849,830 for the improvements). Vice - Chairman Gazing seconded the motion which carried by a unanimous vote. (See also minutes of October 22, 2009) Keith & Margaret Brown, Trustees BOE: 09 -53 -R PN: 969 700 019 Brown Family Trust 343 Camber Lane Port Ludlow, WA 98365 The Board reviewed the information provided by the Appellant and Assessor's representative. The Appellants contend that property values have declined in Port Ludlow and presented four comparable property sales in the area that occurred in 2008 and 2009. These sales occurred after the assessment date of January 1, 2007. The Assessor's representative provided sales data of several Port Ludlow parcels. Sufficient evidence was not presented to overcome the Assessor's determination. Vice - Chairman Gating moved to sustain the Assessor's valuation of $345,120 ($140,000 for the land and $205,120 for the improvements). Member Broders seconded the motion which carried by a unanimous vote. (See also minutes of October 23, 2009) E. William & Patricia Stoner BOE: 09 -54 -R PN: 969 800 021 64 Twinsview Court Port Ludlow, WA 98365 The Board considered the information submitted by both parties. The Appellants contend, based upon recent 2008 -2009 Real Estate sales within Port Ludlow, that the assessed values are unreasonably high. The Appellants submitted details of four comparable property sales in 2008 and 2009. The assessment date for this parcel is January 1, 2007. The Assessor's office discussed several property sales in Port Ludlow. Because of market trends between January 1, 2007 and mid 2008, the sales data provided by the appellants are not found to be accurate for determining the value as of January 1, 2007. Member Broders moved to sustain the Assessor's valuation of $404,575 ($130,000 for the land and $274,575 for the improvements). Vice - Chairman Garing seconded the motion which carried by a unanimous vote. (See also minutes of October 23, 2009) Board of Equalization Minutes - November 3, 2009 Page: 10 Amberson & Mary Jane McCullough, Trustees BOE: 09 -58 -R PN: 969 700 018 Amberson & Mary Jane McCullough Trust 365 Camber Lane Port Ludlow, WA 98365 The Board considered the information submitted by both parties. The Appellants contend the fair market value of the subject property to be $324,000 rather than the Assessor's determination of $380,020. Although the Appellants presented comparable property sales, they all sold after the assessment date of January 1, 2007. The Board finds that the Appellants did not present clear, cogent, and convincing evidence that is necessary to overcome the presumptive correctness of the value established by the Assessor. Member Broders moved to sustain the Assessor's valuation of $380,020 ($140,000 for the land and $240,020 for the improvements). Vice - Chairman Garing seconded the motion which carried by a unanimous vote. (See also minutes of October 23, 2009) Vice Chairman Garing moved to adjourn the meeting. Member Broders seconded the motion which carried by a unanimous vote. JEFFERSON COUNTY ATT�ST: BOARD OF EQUALIZATION XLeshe R. Locke Clerk of the Board William S. Marlow, Chairman Dave Gazing, is -Chairm Richard A. Broders, Member