Loading...
HomeMy WebLinkAboutM012313r EQU4V� O Dave Garing Michael Smith Henry Krist 1820 Jefferson Street P.O. Box 1220 Port Townsend, WA 98368 Dave Garing Henry Krist MINUTES January 23, 2013 Michael Smith Chairman Vice - Chairman Member Chairman Dave Garing called the meeting to order at 10:00 a.m. in the presence of Vice - Chairman Michael Smith and Member Henry Krist. ASSESSMENT CORRECTION Vice - Chairman Smith moved to accept the following assessment corrections. Member Krist seconded the motion which carried by a unanimous vote. NAME APPEAL NO. PARCEL NO. Borrego Springs Bank BOE 12 -03 -R 901 014 007 Dorn Campbell, Norma Fried & Jennifer Rietzke BOE 12 -67 -LO 931 700 103 " BOE 12 -68 -LO 931 700 107 BOE 12 -69 -LO 931 700 108 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 9:50 a.m. At the conclusion of the deliberations the Board resumed the regular meeting at Noon and the following actions were taken. Richard Oiseth BOE: 12 -66 -R PN: 965 300 010 190 -1 Bluffs Drive Port Townsend, WA 98368 The property under appeal is a 1,391 square foot, 2 bedroom condominium (Unit 43010) on Bluffs Drive located in the community of Kala Point. The appellant asserts the true and fair market value to be $193,000 primarily because that is what he paid for the property on August 15, 2012. He did not offer any additional comparable property sales to support his determination of value. Phone (360)385 -9100 Fax (360)385 -9382 jeffbocc@cojefferson.wa.us Board of Equalization Minutes — January 23, 2013 Page: 2 The Assessor's representative listed the appellant's property value to be $227,665 as of January 1, 2012. He submitted the 2008 appraisal worksheets for the appellant's property and for the adjoining duplex unit ( #3009) with notations illustrating valuation reductions made during reassessment. He presented a map of the area, an affidavit showing the sale of the property for $193,000 in August 2012, and comparable property sale documentation for a duplex condominium that occurred in October 2012 for $320,000 with an assessed value of $274,450. The Assessor's representative also testified that the previous owner of the property concurred with the valuation of $227,665 in a phone conversation with the Assessor's representative but was advised by his Realtor to list the property below $200,000 for an immediate sale. After reviewing all the information submitted, 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 $227,665 ($87,975 for the land and $139,690 for the improvements). Vice - Chairman Smith seconded the motion which carried by a unanimous vote. (See also minutes of December 13, 2012) William F. Ryan, III 421 Turner Street 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 Parcel No. 979 503 402 The property under appeal is an unimproved parcel in the plat of First Addition to Oil City. The appellant asserts the true and fair market value of the property to be $7,000. The Assessor valued the property as of January 1, 2012 at $10,000. The appellant appeared at the hearing and stated that the reason for his estimate of value is that there is a significant gully at the West end of the parcel which adversely affects the parcel's usefulness. The Assessor's representative testified that he agreed with the appellant's estimate of value, as he had not been aware of the gully when he conducted the original assessment. He recommended a 25% reduction in value for access and wetlands. After reviewing all the information submitted, the Board concurred to overrule the Assessor's determination of value. Vice - Chairman Smith moved to overrule the Assessor's valuation of $10,000 and reduce the value to $7,000. Member Krist seconded the motion which carried by a unanimous vote. (See also minutes of December 13, 2012) Board of Equalization Minutes — January 23, 2013 Page: 3 Parcel No. 979 503 507 The property under appeal is an unimproved parcel located in the plat of First Addition to Oil City. The appellant asserts the true and fair market value of the property to be $800. The Assessor valued the property as of January 1, 2012 at $2,500. The appellant appeared at the hearing. He testified that a winter stream crosses the parcel and it has a steep slope. The Assessor's representative recommended a 50% reduction in value for limiting factors for a total value of $1,250. After reviewing all the information submitted, the Board concurred to overrule the Assessor's determination of value. Member Krist moved to overrule the Assessor's valuation of $2,500 and reduce the value to $1,250. Vice - Chairman Smith seconded the motion which carried by a unanimous vote. (See also minutes of December 13, 2012) Parcel No. 979 503 901 The property under appeal is an unimproved parcel located in the plat of First Addition to Oil City. The appellant asserts the true and fair market value of the property to be $5,000. The Assessor valued the property as of January 1, 2012 at $18,000. The appellant appeared at the hearing. He stated that the lot ownership is not contiguous, that there are steep slopes, small streams run across the area, and that other nearby lots are assessed at lower values. 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 appellants property, sold in June 2011 for $5,850 and was valued at $2,500. After reviewing all the information submitted, 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 $18,000. Vice- Chairman Smith seconded the motion which carried by a unanimous vote. (See also minutes of December 13, 2012) Parcel No. 979 503 912 The property under appeal is an unimproved parcel located in the plat of First Addition to Oil City. The appellant asserts the true and fair market value of the property to be $4,000. The Assessor valued the property as of January 1, 2012 at $10,000. The appellant appeared at the hearing. He stated that there is a substantial stream crossing the property, and that he was in a bidding war for this parcel with someone who wanted to exploit it. Board of Equalization Minutes — January 23, 2013 Page: 4 The Assessor's representative stated that the appellant purchased this property for $10,500 and it is valued at $10,000. He feels it is valued correctly. After reviewing all the information submitted, 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 $10,000. Vice - Chairman Smith seconded the motion which carried by a unanimous vote. (See also minutes of December 13, 2012) Parcel No. 979 504 002 The property under appeal is an unimproved parcel located in the plat of First Addition to Oil City. The appellant asserts the true and fair market value of the property to be $3,500. The Assessor valued the property as of January 1, 2012 at $10,000. The appellant appeared at the hearing. He testified that there is a fish bearing stream crossing the East end of the parcel, that access to the parcel is tenuous because of a second stream gully where the platted road is supposed to be, and that there is no developed road access. The Assessor's representative informed the Board that there are cabins located on either side of this parcel. The parcel was given a 25% reduction in value for wetlands. After reviewing all the information submitted, 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. Vice - Chairman Smith moved to sustain the Assessor's valuation of $10,000. Member Krist seconded the motion which carried by a unanimous vote. (See also minutes of December 13, 2012) Parcel No. 979 505 401 The property under appeal is an unimproved parcel located in the plat of First Addition to Oil City. The appellant asserts the true and fair market value of the property to be $4,540. The Assessor appraised the property as of January 1, 2012 at $14,025. The appellant appeared at the hearing. He stated that there is no road within 200 feet of the parcel and that other nearby lots are assessed at lower amounts. The Assessor's representative stated the appellant's parcel consists of 11 lots valued at $1,500 each with a negative 15% adjustment 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. After reviewing all the information submitted, 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. Board of Equalization Minutes — January 23, 2013 Page: 5 Vice - Chairman Smith moved to sustain the Assessor's valuation of $14,025. Member Krist seconded the motion which carried by a unanimous vote. (See also minutes of December 13, 2012) Sidney & Karla Stecker BOE: 12 -18 -LO PN: 989 600 010 3645 Cassie Drive SW Tumwater, WA 98512 The property under appeal is a .42 acre view lot on Prospect Avenue located outside of Kala Point. The appellants purchased the property through a bank sale for $70,000 in March 2012. The lot was valued by the Assessor on January 1, 2011 for $240,000. The Assessor's representative recommends a reduction of his determination of value to $184,000. The appellants have petitioned for a reduction in assessed value that more closely reflects their purchase price of $70,000. To support their petition, the appellants presented a history of the recent listing price of the lot, a letter from their Realtor, and a report from the NW MLS. In March 2010 the property was originally listed for $349,500. Subsequent to that date, the listing price was lowered three times starting with $139,950 (March 2011), $99,950 (September 2011) and finally $89,950 (December 2011). They stated that only five similar size lots were sold in the area during the past year. Two of the lots were in Port Ludlow and two in Port Townsend. The lots varied in size from approximately 1/3 to 1/2 acre with the range of prices from $25,000 to $138,000. The most similar comparable property sale provided by the appellants is a lot two blocks away with very similar topography and water views that sold for $110,000 in November 2011. While this comparable property sale has greater view frontage than the appellant's property, it is somewhat smaller in total square footage. The Assessor's representative states that the site value in this area is a more important factor than a precise calculation of square footage. The appellants also testified they are involved in a boundary dispute with the neighbor to the south which, if valid, would reduce their water view frontage from 75' to 65'. The Assessor's representative presented maps of the area with sale price notations and the Assessor's report of all improved property sales from July 2010 to July 2011. He indicated the ratio of assessed value to sales price averaged 119.9% in the Irondale area and averaged 124.5% in Port Hadlock. He referenced the price and date of sale on the two lots immediately to the north of the appellants' property: parcel 989 600 008 sold for $187,000 in August 2004 and parcel 989 600 006 sold for $95,000 in 1999. He noted the sale prices of the three lots immediately to the South of the appellants' property: parcel 989 600 012 sold for $64,500 in October 2001, parcel 989 600 014 sold for $99,000 in October 2005, and parcel 989 600 016 sold for $140,000 in September 2006. He also presented two improved property sales, but it is difficult to support the fair market value of the appellants' raw land with assessed values of property that has been significantly improved. The Assessor's representative pointed out that Bargain and Sale Deeds (bank sales) are not considered a good determination of value. There is a wide discrepancy between the appellants' and Assessor's estimates of true and fair market value with regard to the appellants' property. The Board applied various value Board of Equalization Minutes —January 23, 2013 Page: 6 calculations using information supplied by both the appellant and Assessor's representative and found flaws in the estimates of both parties. After reviewing all the information submitted, the Board concurred to overrule the Assessor's determination of value. Member Dist moved to overrule the Assessor's valuation of $240,000 and reduce the value to $127,000. Vice - Chairman Smith seconded the motion which carried by a unanimous vote. (See also minutes of December 13, 2012) Vice - Chairman Smith moved to adjourn the meeting at 12:55 p.m. Member Krist seconded the motion which carried by a unanimous vote. JEFFERSON COUNTY ATT ST- BOARD OF EQUALIZE eslie R. Locke, Clerk of the Board Dave Garinrairm Michael Smith, Vice -C Henry Krist, Member