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1820 Jefferson Street
P.O. sox 1220
Port Townsend, WA 98368
Dave Gering Henry Kriat Michael Smith
MINUTES
November 20, 2012
Dave Garing Chairman
Michael Smith Vice - Chairman
Henry Krist Member
Chairman Dave Garing called the meeting to order at 10:00 a.m. in the presence of Member
Henry Krist. Vice - Chairman Michael Smith was absent.
DETERMINATIONS
Per WAC 458 -14- 095(4) post hearing deliberations of the Board of Equalization are not
recorded. The Board began post hearing deliberations at 10:00 a.m. At the conclusion of the
deliberations the Board resumed the regular meeting at 11:35 a.m. and the following action was
taken.
Gerald Kress & Susan Auer BOE: 12 -44 -R PN: 931 402 305
604 12`h Street
Juneau, AK 99801
The appellants' property is a two story home located at 404 Redwood in Port Townsend. The
appellants were not present at the hearing to offer oral testimony but estimate the true and fair
market value of this parcel to be $247,500 ($62,500 for the land and $185,000 for the
improvements). They did not contest the Assessor's determination of land value of $62,500. No
comparable property sales data was provided. They stated their home is unfinished and consists
of one bedroom with two bathrooms.
The Assessor's representative valued the appellants' property at $250,390 as of July 31, 2010.
He submitted an appraisal worksheet for the property (noting corrections for the number of
bedrooms and bathrooms), four comparable property sales in the neighborhood that occurred
both before and after the assessment date, a map of the area, and a document listing the sequence
of construction inspections conducted and approved by the City of Port Townsend. The structure
received a certificate of occupancy on November 6, 2009. Comparable property sale #1 consists
of a 1,345 square foot home that sold in February 2012 for $316,250. Comparable property sale
#2 consists of a 1,104 square foot home that sold in June 2012 for $243,000. Comparable
property sale #3 consists of a 1,219 square foot home that sold in September 2008 for $335,000.
Comparable property sale 44 consists of a 1,594 square foot home that sold in February 2008 for
$322,500.
Phone (360)385 -9100 Fax (360)385 -9382 jeffbocc@co.jefferson.wa.us
Board of Equalization Minutes — November 20, 2012 Page: 2
The Board concurred 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 $312,890 ($62,500 for the land and
$250,390 for the improvements). Chairman Garing seconded the motion. The motion carried.
(See also minutes of November 14, 2012)
George & Agnes Barker Trust BOE: 12 -45 -LO PN: 921 043 021
Robert McIntosh 12 -46 -R 921051034
1740 Aurora Avenue, 4301 12 -47 -R 921 051 035
Seattle, WA 98109
The appellants' property is located on Marrowstone Island and is one of three adjoining
waterfront parcels that have been owned by the family for approximately 100 years. The
appellant based his appeal on three issues: 1) Increase in inventory of land for sale in Jefferson
County and the effect on prices; 2) A decrease in the listing price of land for sale from their
original listing price to their eventual listing price; 3) A comparison of the total assessed
valuation of the property on a per acre basis to the average price per acre of all land sales in
Jefferson County. The appellant was not aware that the typical method for valuing waterfront
property is based on a rate per front foot rather than a rate per acre. It was noted that a recent
boundary line adjustment had negated a previously applied negative adjustment for excess
waterfront footage.
The Assessor's representative cited four comparable property sales, three of which were located
near the appellant's property on Marrowstone Island. Comparable property sale 41 is not located
on Marrowstone Island. Comparable property sale #2 includes 150 feet of waterfront and 1.18
acres that sold in November 2009 for $354,000. Comparable property sale #3 includes 419 feet
of waterfront and 8.74 acres that sold in October 2012 for $590,000. Comparable property sale
#4 has 85 feet of waterfront and .71 acres with a 2,000 square foot home and two garages that
sold in October 2010 for $765,000.
Parcel No. 921 043 021
This unimproved parcel includes 265 feet of waterfront and tidelands. As of January 1, 2011, the
Assessor valued the property at $394,300. The rate of $2.350 per waterfront foot was applied
with a negative 39% adjustment for excess front footage. Tidelands were valued at $20 per front
foot with a negative 14% adjustment. The Assessor's representative also applied a negative 35%
adjustment for depth and shape. The Board noted that the property had been listed for sale
sometime during 2011 and priced far below the Assessor's valuation with little interest. It was
also noted the validity of the negative 35% adjustment was not challenged by the appellant.
The Board concurred that the appellant 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 $394,300. Chairman Garing
seconded the motion. The motion carried. (See also minutes of November 14, 2012)
Board of Equalization Minutes — November 20, 2012 Page: 3
Parcel No. 921 051 034
As of January 1, 2011, the Assessor valued this parcel at $823,385 ($784,645 for the land and
$38,740 for improvements). The rate of $2,500 per waterfront foot was applied with a negative
46% adjustment for excess front footage. Tidelands were valued at $20 per front foot with a
negative 10% adjustment.
The Board concurred that the appellant 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 $823,385 ($784,645 for the land and
$38,740 for the improvements). Chairman Gating seconded the motion. The motion carried.
(See also minutes of November 14, 2012)
Parcel No. 921 051 035
The Assessor valued this parcel as of January 1, 2011 at $683,905 ($610,255 for the land and
$73,650 for the improvements). The rate of $2,500 per waterfront foot was applied with a
negative 46% adjustment for excess front footage. Tidelands were valued at $20 per front foot
with a negative 6% adjustment.
The Board concurred that the appellant 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 $683,905 ($610,255 for the land and
$73,650 for the improvements). Chairman Gazing seconded the motion. The motion carried.
(See also minutes of November 14, 2012)
Karl & Sandra Jacobsen BOE: 12 -58 -LO PN: 977 100 802
4372 South Discovery Road 12 -59 -LO 977 100 811
Port Townsend, WA 98368
The appellants' property consists of two unimproved lots located in Ocean Grove Estates at Cape
George Road and Kruse Street, Port Townsend. The appellants provided assessment information
obtained from the Assessor's webpage on lots that they feel are comparable to their parcels.
Parcel No. 977 100 802
The appellants assert the true and fair market value of this parcel to be $12,000. In addition to
oral testimony, the appellants provided a map, a series of photographs of the property, and a letter
dated November 5, 2012 in which they submitted six comparable properties for consideration.
They stated they purchased the property in 2006 for $10,000. The property does not have access
to the community septic system. It was also explained that the property does not have a water
view. The appellants also expressed concern that the Assessor's representative's first two
comparable property sales were developed lots.
The Assessor's representative explained that the base value for this parcel as of January 1, 2012
is $35,000. The property was given a negative adjustment for excess acreage for a total
assessment of $17,500. He submitted an appraisal worksheet for the property, a map of the
Board of Equalization Minutes — November 20, 2012 Page: 4
immediate vicinity with comparable property sale notations, two comparable property sales that
occurred in November 2011 and March 2011, and appraisal worksheets with sales affidavits for
the appellants' six comparable property sales. The Assessor's representative acknowledged both
of his comparable property sales were improved property but explained he was demonstrating the
uniform base rate for view property in this neighborhood as $35,000 before improvements were
calculated.
The appellants' comparable property sale #1 has a base rate of $28,000 but received a negative
75% adjustment for topography. Appellants' comparable property sales 42, 43, #4, and 45 have a
base rate of $28,000 but received a negative 50% adjustment because they are valued as excess
adjoining lots, as is the appellants' property. Appellants' comparable property sale #6 is valued
by the Assessor at $20,000.
During testimony the Assessor's representative explained that this parcel had been coded as
property with a good water view. The appellants presented conclusive evidence that their
property does not currently have a good water view and the Assessor's representative
acknowledged the code should be changed to reflect this.
After reviewing the information submitted, the Board concurred to overrule the Assessor's
determination of value.
Member Krist moved to overrule the Assessor's valuation of $17,500 and reduce the value to
$14,000. Chairman Garing seconded the motion. The motion carried. (See also minutes of
November 14, 2012)
Parcel No. 977 100 811
The appellants assert the true and fair market value of this parcel to be $12,000. In addition to
oral testimony the appellants provided a map, a series of photographs of the property, and a letter
dated November 5, 2012 in which they submitted six comparable properties for consideration.
They stated they purchased the property in 2006 for $10,000. The property does not have access
to the community septic system. It was also explained that the property does not have a water
view. The appellants also expressed concern that the Assessor's representative's first two
comparable property sales were developed lots.
The Assessor's representative explained that the base value for this parcel as of January 1, 2012
is $35,000. He submitted an appraisal worksheet for the property, a map of the immediate
vicinity with comparable property sale notations, two comparable property sales that occurred in
November 2011 and March 2011, and appraisal worksheets with sales affidavits for the
appellants' six comparable property sales. The Assessor's representative acknowledged both of
his comparable property sales were improved property but explained he was demonstrating the
uniform base rate for view property in this neighborhood as $35,000 before improvements were
calculated.
The appellants' comparable property sale 41 has a base rate of $28,000 but received a negative
75% adjustment for topography. Appellants' comparable property sales #2, #3, #4, and 45 have a
base rate of $28,000 but received a negative 50% adjustment because they are valued as excess
adjoining lots, as is the appellants' property. Appellants' comparable property sale #6 is valued
Board of Equalization Minutes — November 20, 2012 Page: 5
by the Assessor at $20,000.
During testimony the Assessor's representative explained that this parcel had been coded as
property with a good water view. The appellants presented conclusive evidence that their
property does not have a good water view and the Assessor's representative acknowledged the
code should be changed to reflect this.
After reviewing the information submitted, the Board concurred to overrule the Assessor's
determination of value.
Member Krist moved to overrule the Assessor's valuation of $35,000 and reduce the value to
$28,000. Chairman Garing seconded the motion. The motion carried. (See also minutes of
November 14, 2012)
NOTICE OF ADJOURNMENT
Member Krist moved to adjourn the meeting at 11:55 a.m. Chairman Garing seconded the
motion. The motion carried.
z T: 4 . Locke, Clerk of the Board
JEFFERSON COUNTY
TION
Michael Smith, Vice - Chairman
Henry Krist, Member