Loading...
HomeMy WebLinkAboutM121312I ok Dave Garing Mike Smith Henry Krist 1820 Jefferson Street P.O. Box 1220 Port Townsend, WA 98368 Dave Garing Henry Krist MINUTES December 13, 2012 Michael Smith Chairman Vice - Chairman Member Chairman Dave Garing called the meeting to order at 9:30 a.m. in the presence of Vice - Chairman Michael Smith and Member Henry Krist. HEARINGS Richard Oiseth BOE: 12 -66 -R PN: 965 300 010 190 -1 Bluffs Drive Port Townsend, WA 98368 Richard Oiseth was present. Assessor Jack Westerman represented the Assessor's office. After explaining the hearing process Chairman Gating swore in both parties. Under appeal is condominium unit ( #3010) located on Bluffs Drive in Kala Point, Port Townsend. Currently, the property is assessed at $227,665 ($87,975 for the land and $139,690 for the improvements). The appellant estimates the value to be $193,000 (No breakdown between land and improvements provided). The appellant stated he purchased the property in August 2012 for 18% less than the assessed value. He feels that the purchase price represents the current fair market value. There are currently three condominiums in the Kala Point Condominium Association listed for sale; comparable property 91 is listed at 27.3% below the assessed value; comparable property 42 is listed at approximately 5% below the assessed value; and comparable property #3 has been on the market for over 770 days and is listed at the current assessed value. Assessor Westerman stated that the appellant's property was assessed as of January 1, 2012. He informed the Board that land values in the Kala Point area were reduced by approximately 25- 27.5 %. During his evaluation he determined the land values were coded too high. He adjusted the land code to reflect a "no view" quality for condominium units 93009 through #3018. Assessor Westerman Phone (360)385 -9100 Fax (360)385 -9382 jeffbocc@co.jefferson.wa.us Board of Equalization Minutes — December 13, 2012 Page: 2 contacted the previous owner after he received the tax affidavit indicating the sale price of $193,000. The previous owner told him that he thought the current assessed value is correct. He needed to sell the property quickly and his Realtor advised him that in order to do that he needed to list the property below $200,000. Unit #3044 sold in October 2012 for $320,000 and the assessed value is $274,450. Both sales occurred after the assessment date. The appellant stated that the previous owner originally listed the unit for sale at $288,000 and later reduced it to $199,000. The appellant offered $193,000 and it was accepted by the seller. Assessor Westerman responded that the appellant has provided no documentation to back up his testimony. Hearing no further testimony, Chairman Garing closed the hearing. The Board will make a determination at a later date. William F. Ryan 421 Turner Street NE Olympia, WA 98506 BOE: 12 -49 -LO 12 -50 -LO 12 -51 -LO 12 -52 -LO 12 -53 -LO 12 -54 -LO PN: 979 503 402 979 503 507 979 503 901 979 503 912 979 504 002 979 505 401 William Ryan was present. Appraiser Dennis Pownall represented the Assessor's office. After explaining the hearing process Chairman Garing swore in both parties. Under appeal are six (6) parcels of property located in the plat of First Addition to Oil City, West End of Jefferson County. Following is the current assessment and the appellant's estimate of value for the parcels under appeal: Parcel No. Current Assessed Value 979 503 402 $10,000 979 503 507 $ 2,500 979 503 901 $18,000 979 503 912 $10,000 979 504 002 $10,000 979 505 401 $14,025 ADDellant's Estimate of Value $7,000 $ 800 $5,000 $4,000 $3,500 $4,540 The appellant described the location of his property to be on the North side of the Hoh River abutting the Olympic National Park. All parcels in this area have limited access via an old logging road. All parties concurred that Appraiser Pownall would provide testimony to the Board prior to the appellant to help the Board understand the location and features of each parcel. Appraiser Pownall stated he prepared a memorandum dated May 2012, to document the issues of the parcels located in the First Addition to Oil City. He then read the memo into the record: Board of Equalization Minutes — December 13, 2012 Page: 3 "Beginning shortly before the last re- valuation of this area, and continuing presently, there have been numerous speculative purchases recorded. These have mostly been by one buyer. The sellers, at least initially, were willing to sell at prices significantly lower than what the developer envisioned the properties' fair market value potential. The plat of Oil City First Addition had been for many years virtually cut -off from vehicle travel, and due to that isolation, the 3, 000 square foot lots (some larger, some smaller) were, for all intents and purposes, inaccessible. The single biggest factor in value increases in the area is that access is now available. The road is rough and approximately eight and one half miles off of Oil City Road to the entrance of Oil City First Addition. It is passable enough to get conventional vehicles to some of the lots. There are two gates, one at the entrance to the 3, 000 mainline off Oil City Road and one gate about two and a half miles from the plat. The latter was locked and required a key which was provided by the developer. Access directions are in the neighborhood file. Some of the purchases have been consolidated and some sub- divided in order to create usable sites of various sizes. Some of the final parcel configurations are still in process and unknown at this time. Heavy equipment provided clearing and road - building, and a rather elaborate web -based listing was created to market the new sites. The freshly developed sites have produced sales increases offour or five times above the speculator's initial cost for the raw land. Some cabins and sheds were built and sold with the land as a package and some of those cabins have solar power. Some of the new buyers as well as older ownerships have built (or are presently building) their own cabins and sheds as well. We observed two travel trailers, tent sites, and at least one small van. There is also a site with four truck containers stacked two -high and against each other with an attached elevated deck (future cabin ?). A total of twelve cabins and perhaps four sheds were valued. The values vary from approximately $5,000 to $25, 000. Multiple problems were encountered: 1) A recent survey of the area did not match well with the County maps; 2) Permits were notfound, and 3) the affidavits did not accurately reflect which ofthe sales included structure(s). We resolved these issues by using a hand -held GPS unit to locate the improvements and some lot corners and then transferring those points to a satellite image for placement on their respective parcels. The cabins were photographed, taped, and drawn. Since there were no in- ground site improvements, the value of solar power was included with the cabin shell. We found no wells or septic systems and at this time there appears to be only one full -time resident. Due to time constraints, weather conditions, and the distinct lack of topographical information, only a very basic methodology was employed for value. Topography issues may arise and need to be addressed Since it appears that the developer is close to ending his interest, the issue of the locked gate may make future valuations of this area difficult. Adding future improvements to the tax rolls in a timely manner will likely be a challenge as well. " Appraiser Pownall informed the Board that recently it was discovered that the current maps of the area are incorrect. In working with the appellant he created a reference map that represents the parcels. In the past, all parcels were valued at $550 each. Board of Equalization Minutes — December 13, 2012 Page: 4 The appellant has been acquiring property in the Oil City area since 1994 through foreclosure or tax sales. Parcel #979 503 402 The appellant stated there is a stream running through this parcel that limits its use. He feels the current value is $7,000. Appraiser Pownall stated he was unaware of the stream and recommends a 25% reduction in value for access and wetlands. Parcel 4979 503 507 The appellant testified that this parcel consists of one 100' x 30' lot and has a steep topography, no building site and no road access. He estimates the value to be $800. Based on the testimony from the appellant, Appraiser Pownall recommends an additional 50% reduction for limiting factors. Parcel 9979 503 901 This parcel consists of eight lots and the appellant feels the value is $5,000. The lots across the street are valued at $550 per lot and he wondered why his parcels are not valued the same. This parcel has road access to two of the eight lots. The Assessor's representative stated that the appellant's parcel has better accessibility and therefore was given a higher value. A comparable property located in the same block as the appellant's property, sold in June 2011 for $5,850 and was valued at $2,500. The appellant stated that there is a gully located on the parcel and it also has a steep topography. Appraiser Pownall stated six lots located in this parcel are valued at $5,000 each with a negative 50% reduction for excess acreage and due to limited road access the remaining two lots were valued at $1,500. Parcel #979 503 912 The appellant said that he purchased this parcel last year for $10,500. He explained that he was bidding against another interested buyer who wanted to sell off the lots with no regard for preserving the land as acreage. He also stated that land owners do not own the trees on property located in the plat of Oil City. There is a stream running across the property that would limit improvements. Chairman Gating confirmed that the current value established by the Assessor is $10,000 and the appellant estimates the value to be $4,000. Appraiser Pownall stated that the appellant purchased this property for $10,500 and it is valued at $10,000. He feels it is valued correctly. Parcel #979 504 002 The appellant stated that this parcel consists of five lots. Also located on the property is a fish bearing stream. He purchased the property in 1998 for approximately $2,800. Board of Equalization Minutes — December 13, 2012 Page: 5 Chairman Garing asked if the appellant had any comparable property sales to submit as evidence to justify reducing the value? The appellant responded that he does not have any comparable property sales. Appraiser Pownall informed the Board that there are cabins located on either side of this parcel. He gave the parcel a negative 25% adjustment for wetlands. Parcel #979 505 401 The appellant stated that a nearby property sold in 2012 for $15,000. The comparable property sale has road access. He explained his parcel does not have road access and is currently valued at $14,025. He feels the assessed value of neighboring parcels in the amount of $550 are correct. Appraiser Pownall stated the appellant's parcel consists of 11 lots valued at $1,500 each with a 15% reduction for size. The comparable property sale discussed by the appellant sold for $15,000. He explained those lots are currently valued at a base rate of $1,500 each with a negative 10% adjustment. Hearing no further testimony, Chairman Garing closed the hearing. The Board will make a determination at a later date. Sidney & Karla Stecker BOE: 12 -18 -LO PN: 989 600 010 3645 Cassie Drive SW Tumwater, WA 98512 Sidney Stecker was present. Appraiser Dennis Pownall represented the Assessor's office. After explaining the hearing process Chairman Gating swore in both parties. Under appeal is the land value of property located in Prospect View Estates (Lot 10), Port Townsend. Currently, the property is assessed at $240,000 and the appellants estimate the value is $70,000. A hearing was held on September 12, 2012 and the Board concurred to continue the hearing to allow both parties to research and submit comparable sales from 2010 -2011 in the immediate area. The assessment date is January 1, 2011. The appellant submitted comparable property sales data. He specifically discussed a property that sold on S. Elston Avenue, Port Townsend on November 17, 2011 for $110,000 and it is currently valued at $160,000. He noted that the sale occurred after the assessment date, however it was listed for sale for approximately one year. During the September 12, 2012 hearing the appellant stated he is dealing with a boundary line dispute with a neighbor. Member Krist asked if there was a resolution to that issue? The appellant replied that there has not been a resolution to the boundary line dispute. Appraiser Pownalt stated that land values in Prospect View Estates were reduced by 20% from the last valuation cycle. At the September 12, 2012 hearing he recommended to remove the superior site rate Board of Equalization Minutes — December 13, 2012 Page: 6 adjustment of positive 35% and reduce the value to $184,000. The appellant stated that the comparable property sales data he provided supports his request to reduce the value to $70,000. Hearing no further testimony, Chairman Gating closed the hearing. The Board will make a determination at a later date. Member Krist moved to adjourn the meeting at 12:15 p.m. Vice - Chairman Smith seconded the motion which carried by a unanimous vote. A /er cke e Board JEFFERSON COUNTY BBOOARD� OF EQUALIZATION Dave Gar ng, ha Mike Smith, ce Henry Krist, Member