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HomeMy WebLinkAboutM081710• ok Dave Garing Sally Shumaker Henry Krist 1820 Jefferson Street P.O. Box 1220 Port Townsend, WA 98368 Dave Garing Sally Shumaker Henry Krbt MINUTES August 17, 2010 Chairman Vice - Chairman Member Chairman Dave Garing called the meeting to order at 10:00 a.m. in the presence of Vice - Chairman Sally Shumaker and Member Henry Krist. Per WAC 458 -14- 095(4) post hearing deliberations of the Board of Equalization are not recorded. At the conclusion of the deliberations the Board resumed the regular meeting at 11:40 a.m. and the following action was taken. DETERMINATIONS Martin & Sue Wilcox, Trustees BOE: 10 -04 -LO PN: 993 800 018 Wilcox Family Trust P.O. Box 187 Port Gamble, WA 98364 -0182 The Board considered the information submitted by both parties. The Appellants disagree with the Assessor's valuation of their property but did not provide an estimate of true and fair market value and were not present to offer oral testimony. The Appellants submitted a copy of an assessment notice from Kitsap County showing the land portion of improved property they own had declined from $390,670 to $371,130 during 2008. They did not provide any additional evidence of comparable sales during the assessment timeframe. The Assessor's Representative supported the determined value with data from four (4) comparable sales. He presented copies of the appraisal worksheets, a map of the vicinity with parcel notations, and sales affidavits for the comparable sales. The Board finds that the Appellants did not present clear, cogent, and convincing evidence necessary to overcome the presumptive correctness of the value established by the Assessor. Phone (360)385 -9100 Fax (360)385 -9382 jeffbocc@)cojefferson.wa.us Board of Equalization Minutes - August 17, 2010 Page: 2 Vice - Chairman Shumaker moved to sustain the Assessor's valuation of $300,000. Member Krist seconded the motion which carried by a unanimous vote. (See also minutes of July 19, 20 10) Jean Tuohael & Shena Kellewea BOE: 10 -15 -R PN: 972 904 606 107757 Ih Street Port Townsend, WA 98368 The Board considered the information presented by the Appellants and the Assessor's Representative. The Appellants assert the true and fair market value of their property to be $200,000 rather than the Assessor's valuation of $246,635. Although the Appellants were not present to offer oral testimony, their petition states that the assessment does not represent true and fair market value as it occurred during the real estate bubble and the dwelling is small (approximately 1,000 sq. ft.). They did not provide any additional evidence of comparable sales during the assessment timeframe but did offer photocopies of excerpts from John Cassidy's book How Markets Fail. The Assessor's Representative supported the determined value with data from nine (9) comparable sales in the area, copies of the appraisal worksheets, a map of the immediate vicinity with parcel notations, and sales affidavits for all comparable sales. 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. Vice - Chairman Shumaker moved to sustain the Assessor's valuation of $246,635 ($135,000 for the land and $111,635 for the improvements). Member Krist seconded the motion which carried by a unanimous vote. (See also minutes of July 19, 20 10) Gerald Stehura BOE: 10 -16 -R PN: 977 100 710 52 Becker Street 10 -17 -R 977 100 712 Port Townsend, WA 98368 The Board considered the information presented by the Appellant and the Assessor's Representative. After consideration of the information submitted by both parties, the Board determined that, the appellant did not provide clear, cogent and convincing evidence to overrule the Assessor's valuation. Vice - Chairman Shumaker moved to sustain the Assessor's valuation for both appeals as Board of Equalization Minutes - August 17, 2010 Page: 3 shown below: Appeal Number Parcel Number Current Assessed Value BOE 10 -16 -R 977 100 710 $267,020 ($50,000 land/$217,020 imps) BOE 10 -17 -R 977 100 712 $279,100 ($50,000 Iand /$229,100 imps) Member Krist seconded the motion which carried by a unanimous vote. (See also minutes of July 19, 20 10) James & Audrey Anderson BOE: 10 -12 -R PN: 988 800 301 764 Lawrence Street 10 -13 -LO 988 800 308 Port Townsend, WA 98368 The Board considered the information presented by the Appellants and the Assessor's Representative for both appeals. BOE: 10 -12 -R: The Appellants contend there is no view from the first or second floors of their home. Photos were submitted showing the lack of the view. After reviewing the photos, the Assessor's Representative recommended that the Board remove the 10% view adjustment. Based on the recommendation by the Assessor's Representative the Board of Equalization overrules the land value established by the Assessor. Member Krist moved to overrule the Assessor's valuation of $421,930 ($150,250 for the land and $271,680 for the improvements) and reduce it to $409,180 ($137,500 for the land and $271,680 for the improvements). Vice - Chairman Shumaker seconded the motion which carried by a unanimous vote. (See also minutes of July 21, 2010) BOE 10- 13 -LO: The Appellants provided three (3) comparable sales which were sold in October, November and December, 2009 after the assessment date of January 1, 2009. The Appellants were unaware that they could consolidate both their parcels into one. By consolidating, the assessed value would decrease a substantial amount. The Assessor's Representative informed the Board that the reason there is a reduced value when two (2) lots are consolidated into one (1) is because there would only be one building site instead of two. Based on the information presented the Board of Equalization finds that the Assessor's value represents fair market value and sustains the Assessor's determination. Board of Equalization Minutes - August 17, 2010 Page: 4 Member Krist moved to sustain the Assessor's valuation of $127,500 (Land Only). Vice - Chairman Shumaker seconded the motion which carried by a unanimous vote. (See also minutes of July 21, 20 10) Tavernakis Family Trust BOE: 10 -02 -LO PN: 989 714 204 5150 El Roble Street 10 -03 -LO 989 714 209 Long Beach, CA 90815 The Board has reviewed the testimony and documentary evidence provided by the Appellant and the Assessor's Representative. BOE 10- 02 -LO: The Appellant understands that the Real Estate market has declined and doesn't feel the sale provided by the Assessor is comparable to his property. He owns two (2) lots; both of which are not waterfront, however they do have beach access. The Appellant did not provide any comparable sales. The Assessor's Representative informed the Board that the comparable sale he used sold in July 2008 for $655,000. It is currently assessed at $581,330 ($296,650 for the land and $284,680 for the improvements). The Appellant owns two (2) parcels and the same methodology was used when assessing both parcels. Each parcel has a building site and the value could be reduced if the lots were consolidated. Based on the information presented the Board of Equalization finds that the Assessor's value represents fair market value. Vice - Chairman Shumaker moved to sustain the Assessor's valuation of $255,940 (Land Only). Member Krist seconded the motion which carried by a unanimous vote. (See also minutes of July 21, 20 10) BOE 10- 03 -LO: The Appellant owns two (2) lots; both of which are not waterfront, however they do have beach access. Access to this parcel is limited from only a portion of one corner. He understands that the Real Estate market has declined and doesn't feel the sale provided by the Assessor is comparable to his property. The Appellant did not provide any comparable sales. The Assessor's Representative used the same comparable sale he used in BOE 10 -02 -10 (see above). Each of the Appellant's parcels have a building site and the value could be reduced if the lots were consolidated. Board of Equalization Minutes - August 17, 2010 Page: 5 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 Shumaker moved to sustain the Assessor's valuation of $255,940 (Land Only). Member Krist seconded the motion which carried by a unanimous vote. (See also minutes of July 21, 20 10) Thomas & Loretta Simpson BOE: 10 -18 -R PN: 951 902 605 757 Cherry Lane Placerville, CA 95667 The Board has reviewed the testimony and documentary evidence provided by the Appellants and the Assessor's Representative. The Appellants provided two (2) comparable property sales located outside the immediate neighborhood of their property. Both sales occurred after the assessment date of January 1, 2009. The Appellants also submitted an Investigative Engineering Report dated approximately one (1) year subsequent to the Assessor's valuation date. The Assessor's Representative supported the determined value with three (3) comparable sales all located within three (3) blocks of the Appellants' property, and with sale dates close to but prior to the valuation date of January 1, 2009. 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 Krist moved to sustain the Assessor's valuation of $285,125 ($88,000 for the land and $197,125 for the improvements). Vice - Chairman Shumaker seconded the motion which carried by a unanimous vote. (See also minutes of August 9, 2010) Stephen Goodwin BOE: 10 -14 -LO PN: 948 334 418 212 Marietta Loop Port Townsend, WA 98368 The Board has reviewed the testimony and documentary evidence provided by the Appellant and the Assessor's Representative. Board of Equalization Minutes - August 17, 2010 Page: 6 The Appellant provided compelling and convincing data on sales of comparable vacant lots in the same subdivision as the subject lot. Based on the evidence provided by the Appellant, the Assessor's Representative recommended the true and fair market value of the subject property be adjusted as of the assessment date. Based on the recommendation by the Assessor's Representative the Board of Equalization overrules the land value established by the Assessor. Vice - Chairman Shumaker moved to overrule the Assessor's valuation of $67,500 (Land Only) and reduce it to $31,500. Member Krist seconded the motion which carried by a unanimous vote. (See also minutes of August 9, 2010) Andrea Golden & Steve Sullivan BOE: 10 -10 -R PN: 001 301 026 6515 Cape George Road Port Townsend, WA 98368 The Board has reviewed the testimony and documentary evidence provided by the Appellants and the Assessor's Representative. The Appellants presented a full appraisal report that was dated November 4, 2009 and five (5) comparable property sales all of which occurred after the assessment date of January 1, 2008. The Assessor's Representative agrees that the market has declined but feels the Appellants' property was assessed fairly as of January 1, 2008. 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 Krist moved to sustain the Assessor's valuation of $642,030 ($193,160 for the land and $448,870 for the improvements). Vice- Chairman Shumaker seconded the motion which carried by a unanimous vote. (See also minutes of August 9, 20 10) Lawrence & Sheila Kouzes BOE: 10 -09 -R PN: 974 100 602 P.O. Box 987 Port Townsend, WA 98368 The Board has reviewed the testimony and documentary evidence provided by the Board of Equalization Minutes - August 17, 2010 Page: 7 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 (01/01/09). The Appellants contend that the assessed value of their property should be reduced a flat 25% from the current valuation, based on their assertion that the view has been reduced 80% since 2003, when the property was purchased. Testimony was presented explaining that in 2004 a neighbor constructed a two -story home diminishing the view from the subject property. The assessed value of the property was appealed in 2005 and the Board of Equalization removed the positive view adjustment on the property at that time. The Appellants did not provide comparable sales data to support the opinion that the true and fair market value of the property is 25% lower than the Assessor's valuation. The Assessor's Representative provided sales data on five (5) land sales within two blocks of the subject property. These parcels were of similar size and ranged in price from $190,000 to $238,000. The Board finds that the Appellants did not present clear, cogent, and convincing evidence necessary to overcome the presumptive correctness of the value established by the Assessor. Member Krist moved to sustain the Assessor's valuation of $550,350 ($167,500 for the land and $382,850 for the improvements). Vice - Chairman Shumaker seconded the motion which carried by a unanimous vote. (See also minutes of August 9, 2010) Member Krist moved to adjourn the meeting until 9:30 a.m. Wednesday, September 29, 2010. Vice- Chairman Shumaker seconded the motion which carried by a unanimous vote. ATTEST: Leslie R. Locke, Clerk of the Board JEFFERSON COUNTY [ JOAOF EQUALIZATION RD Dave Garin hairman Sally Shu aker, Vice - Chairman Henry Krist, Member