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HomeMy WebLinkAboutM030215ok EQU4.t� Dave Garing Henry Krist Mike Smith 1820 Jefferson Street P.O. Box 1220 Port Townsend, WAS 98368 Dave Garing Henry Krist Michael Smith MINUTES March 2, 2015 Chairman Vice -Chairman Member Chairman Dave Garing called the meeting to order at 9:30 a.m. in the presence of Vice -Chairman Henry Krist and Member Michael Smith. ASSESSMENT CORRECTIONS Vice -Chairman Krist moved to accept the following assessment corrections. Member Smith seconded the motion which carried by a unanimous vote. NAME APPEAL NO. Paul & Susan Barlock BOE 14-21-R Wayne Bibbins BOE 14 -60 -LO James & Shawn Geron BOE 14-65-R Dorothy Hersey BOE 14-67-R HEARINGS Ralph Zenger BOE: 14 -17 -LO 190 Resolute Lane Port Ludlow, WA 98365 PARCEL NO. 976 800 015 948 308 406 990 600 362 978 200 306 PN: 990 600 272 Ralph and Judith Zenger were present. Appraiser Charley Hough represented the Assessor's Office. After explaining the hearing process, Chairman Garing swore in both parties. Under appeal is the value of a parcel located in the North Bay area of Port Ludlow. The property was assessed as of January 1, 2014 and is currently valued at $59,800. The appellant estimates the value to be $25,000. Phone (360)385-9100 Fax (360)385-9382 jeffbocc@co.jefferson.wa.us Board of Equalization Minutes — March 2, 2015 Page: 2 The appellant stated he used information from 10 bare land sales and determined that his property is worth approximately $2.05 per square foot. The Assessor has it valued at over $4.00 per square foot. He feels his property is overvalued and is seeking relief. Chairman Garing stated that there seems to be a discrepancy in values for bare land parcels located in the North Bay area of Port Ludlow. The Assessor's Office is aware of the problem and is working on a solution. Appraiser Hough provided the following documents for review: • Area map of the appellant's property; • Field sheet for appellant's property; • Excise Tax Affidavit showing the property was purchased by the appellant on October 22, 2004 for $26,000; • Field sheet and Excise Tax Affidavits for appellant's comparable property A and B; • Raw land sales in North Bay January, 2013 through December 2014; and • Raw land listings in North Bay as of January 15, 2015. He discussed the following comparable property sales provided by the appellant: ADDellant's Comparable Property `A' Parcel No.: 990 600 252 Location: 72 Resolute Lane, Port Ludlow Value: $71,300 Sale Date: March, 2013 Sale Price: $18,000 ADDellant's Comparable ProDerty `B' Parcel No.: 990 600 287 Location: 43 Goliah Lane, Port Ludlow Value: $24,294 Sale Date: October, 2014 Sale Price: $25,000 Appraiser Hough stated that the Assessor's Office is working under Washington State law to correct the discrepancy between bare land values and improved values. The Assessor's Office will be conducting physical inspections in Port Ludlow in 2016. Vice -Chairman Krist asked if unimproved parcels in the South Bay area are also having the same problem that is occurring in North Bay. Appraiser Hough responded that South Bay values seem to be correct. There are very few bare land parcels in South Bay. Olympic Resource Management owns the majority of the bare land and will sell the property with the stipulation that they build the buyer a house. The appellant stated that bare land "listings" should have no baring on the value. He could list a Board of Equalization Minutes — March 2, 2015 Page: 3 property for any amount it doesn't mean someone would buy it. Appraiser Hough replied that "listings" are provided for information only. Hearing no further testimony, Chairman Garing closed the hearing. The Board will make a determination at a later date. Clarence & Catherine Garrison BOE: 14 -19 -LO PN: 990 603 205 3335 Avondale Place Philomath, OR 97370 Clarence and Catherine Garrison were not present. Appraiser Charley Hough represented the Assessor's Office and was sworn in by Chairman Garing. Under appeal is the value of a parcel located in the North Bay area of Port Ludlow. The property was assessed as of January 1, 2014 and is currently valued at $112,125. The appellants estimate the value to be $75,000. On the petition form the appellants wrote the following reason for appealing the valuation of their parcel: "Not true market value. Vacant land values have plummeted in past 5 years. Very few vacant lots have sold which makes Assessor's value inappropriate and incorrect. " Appraiser Hough stated he spoke with the appellants on February 13, 2015 and confirmed that their property is listed for sale at $79,500. He provided the following documents for review: • Area map of the appellants' property; • Field sheet for appellants' property; • Excise Tax Affidavit showing the property was purchased by the appellants in July, 2000 for $62,500; • Appellants' comparable property A, B, C, and D (Map, Field Sheet, and Excise Tax Affidavit); • Raw Land Sales in North Bay January, 2013 through December, 2014; and • Raw Land Listings in North Bay as of January 15, 2015. Appraiser Hough stated it is obvious the bare land values in North Bay are incorrect. Discussion ensued regarding base rates for the land in this area. Hearing no further testimony, Chairman Garing closed the hearing. The Board will make a determination at a later date. William Reuther BOE: 14 -29 -LO PN: 990 600 308 P.O. Box 6797 Auburn, CA 95604 William Reuther was not present. Appraiser Charley Hough represented the Assessor's Office and was sworn in by Chairman Garing. Under appeal is the value of a parcel located in the North Bay Board of Equalization Minutes — March 2, 2015 Page: 4 area of Port Ludlow. The property was assessed as of January 1, 2014 and is currently valued at $63,538. The appellant estimates the value to be $19,000. On the petition form the appellant wrote the following reason for appealing the valuation of his parcel: "Existing listing prices of comparable properties are much lower than the Assessor's value as well as recently sold properties in which closing prices are much lower than the County assessment value of this lot. The length of time the properties are & have been on the market & still not sold indicate there is & continues to be a declining market. " Appraiser Hough provided the following documents for review: • Area map of the appellant's property; • Field sheet for appellant's property; • Excise Tax Affidavit showing the property was purchased by the appellant's spouse on October 29, 2004 for $23,000 and later Quit Claimed to the appellant in 2011; • Appellant's comparable property sales A, B, C, and 1, 3, 4, 5, 6, and 7 (Map, Field Sheet, and Excise Tax Affidavit); • Raw Land Sales in North Bay January, 2013 through December, 2014; and • Raw Land Listings in North Bay as of January 15, 2015. Appraiser Hough stated that the appellant's comparable property sale `B' is located in South -Bay. The association dues are higher in South Bay. Sewer is available to the appellant's property. He agreed that the current value of $63,538 is incorrect. However, the appellant's estimate is too low. Hearing no further testimony, Chairman Garing closed the hearing. The Board will make a determination at a later date. Allen Panasuk BOE: 14 -30 -LO PN: 990 100 009 30 Raeban Court Port Ludlow, WA 98365 Allen Panasuk was not present. Appraiser Charley Hough represented the Assessor's Office and was sworn in by Chairman Garing. Under appeal is the value of a parcel located in the North Bay area of Port Ludlow. The property was assessed as of January 1, 2014 and is currently valued at $164,450. The appellant estimates the value to be $100,000. On the petition form the appellant wrote the following reason for appealing the valuation of his parcel: "I bought this property for $117,500. Had on market with Karen Best for last year for $139,900 and NO offers. I bought too high and land is not increasing in value, therefore no sales. Proper value is probably not even the $100, 000 1 quoted. " Board of Equalization Minutes — March 2, 2015 Page: 5 Appraiser Hough stated that the appellant's property is a bare land parcel located in North Bay that is valued incorrectly. He provided the following documents for review: • Area map of the appellant's property; • Field sheet for appellant's property; • Excise Tax Affidavit showing the property was purchased by the appellant on June 21, 2005 for $117,500; • Raw Land Sales in North Bay January, 2013 through December, 2014; and • Raw Land Listings in North Bay as of January 15, 2015. Hearing no further testimony, Chairman Garing closed the hearing. The Board will make a determination at a later date. Dennis & Emily Jean McCarthey BOE: 14 -45 -LO PN: 990 400 506 393 Olele Point Road Port Ludlow, WA 98365 Dennis and Emily Jean McCarthey were not present. Appraiser Charley Hough represented the Assessor's Office and was sworn in by Chairman Garing. Under appeal is the value of a parcel located in the North Bay area of Port Ludlow. The property was assessed as of January 1, 2014 and is currently valued at $59,800. The appellants estimate the value to be $25,000. On the petition form the appellants wrote the following reason for appealing the valuation of their parcel: "1. Our lot (parcel #990 400 506) does not include the $12, 000 fee for sewer hook-up — see attached sewer service letter; 2. Per your office, lot 990 400 504, a view lot, sold for $20, 000 in 2011. This lot is comparable in size and more desirable than my lot due to higher elevation and view. " Appraiser Hough stated that the appellants' property is a bare land parcel located in North Bay that is valued incorrectly. He provided the following documents for review: • Area map of the appellants' property; - • Field sheet for appellants' property; • Excise Tax Affidavit showing the property was purchased by the appellants on July 10, 1989 for $9,000; • Appellants' Comparable Property Sale A (Map, Field Sheet, and Excise Tax Affidavit); • Raw Land Sales in North Bay January, 2013 through December, 2014; and • Raw Land Listings in North Bay as of January 15, 2015. Appraiser Hough pointed out that a notation on the excise tax affidavit for appellants' comparable property sale `A' states that, "Property is selling well below assessed value due to the inability to sell the property for several months. Seller reduced price because she didn't want to continue to pay real estate taxes and HOA dues until the market improved." Board of Equalization Minutes — March 2, 2015 Page: 6 Discussion ensued regarding sewer connections. Appraiser Hough will check with Olympic Water and Sewer to find out: 1) where availability to the sewer system ends; 2) if all property owners who have access to the sewer system can hook up by paying the $12,000 fee; and 3) maximum sewer capacity. Hearing no further testimony, Chairman Garing closed the hearing. The Board will make a determination at a later date. The Board recessed at 11:37 a.m. and reconvened at 1:30 p.m. with all three members present. Michael & Virginia Roark BOE: 14 -56 -LO PN: 990 600 367 242 Holland Drive Port Townsend, WA 98368 Michael and Virginia Roark were present. Appraiser Charley Hough represented the Assessor's Office. After explaining the hearing process Chairman Garing swore in both parties. Under appeal is the value of a parcel located in the North Bay area of Port Ludlow. The property was assessed as of January 1, 2014 and is currently valued at $97,175. The appellants estimate the value to be $25,000. The appellants stated that their value increased 14.5% and they had a hard time finding sales of comparable properties. Their lot does not have a direct water view and they were told by someone in the Assessor's Office that a view meant a direct view not a partial view. They received the Appraiser's packet of information and Exhibit 16 lists raw land sales in North Bay of Port Ludlow. 85% of the sales listed were sold for less than the assessed value. They feel that properties within a homeowners association have plummeted in value since 2007. Also, the cost of building has not reduced since the great recession. Appraiser Hough stated this is the first year that Jefferson County has performed statistical updates and he agreed that bare land parcels in the North Bay area of Port Ludlow are incorrect. All land values in Port Ludlow were increased 15% with the statistical update. Physical inspections will be conducted in Port Ludlow in 2016. He then gave a brief history of values in Port Ludlow. Hearing no further testimony, Chairman Garing closed the hearing. The Board will make a determination at a later date. Scott Schultze BOE: 14 -58 -LO PN: 990 600 385 16677 Maple Circle Lake Oswego, OR 97034 Scott Schultze was not present. Appraiser Charley Hough represented the Assessor's Office and was sworn in by Chairman Garing. Under appeal is the value of a parcel located in the North Bay area of Port Ludlow. Board of Equalization Minutes — March 2, 2015 Pake: 7 The property was assessed as of January 1, 2014 and is currently valued at $63,538. The appellant estimates the value to be $46,000. On the petition form the appellant wrote the following reason for appealing the valuation of his parcel: "I considered listing this parcel in late May 2014. 1 spoke with Mike Larkin at John L. Scott Realtors. One of the top listing realtors in Port Ludlow. He said the market for land is very soft and has been for years. He suggested listing for under $50, 000; and said if I was lucky I would receive between $44,000-$46, 000 and it could take up to I year to sell. This is why I am requesting a 15% decrease in valuation as opposed to a 15% increase. " Appraiser Hough stated that the appellant's property is a bare land parcel located in North Bay that is valued incorrectly. He provided the following documents for review: • Area map of the appellant's property; • Field sheet for appellant's property; • Raw Land Sales in North Bay January, 2013 through December, 2014; and • Raw Land Listings in North Bay as of January 15, 2015. Hearing no further testimony, Chairman Garing closed the hearing. The Board will make a determination at a later date. Roger & Helen Hood BOE: 14 -62 -LO PN: 990 400 202 P.O. Box 65033 Port Ludlow, WA 98365 Roger and Helen Hood were not present. Appraiser Charley Hough represented the Assessor's Office and was sworn in by Chairman Garing. Under appeal is the value of a parcel located in the North Bay area of Port Ludlow. The property is assessed as of January 1, 2014 and is currently valued at $48,588. The appellants estimate the value to be $20,000. On the petition form the appellants wrote the following reason for appealing the valuation of their parcel: "In October 2013 we paid $15, 000 for lot. Obviously, that is market value in 2013 — It was for sale for 3 years. Closing is of record along with purchase price paid. " Appraiser Hough stated he spoke with the appellants on January 30, 2015 and confirmed that they own the adjoining lot and purchased this lot after the previous owner told them he would sell it to them for $15,000. He stated that the appellants' property is a bare land parcel located in North Bay that is valued incorrectly. He provided the following documents for review: • Area map of the appellants' property; • Field sheet for appellants' property; • Excise Tax Affidavit showing the property was purchased by the appellants on October 8, 2013 for $15,000; • Raw Land Sales in North Bay January, 2013 through December, 2014; and • Raw Land Listings in North Bay as of January 15, 2015. Board of Equalization Minutes — March 2, 2015 Page: 8 Hearing no further testimony, Chairman Garing closed the hearing. The Board will make a determination at a later date. ADJOURNMENT Member Smith moved to adjourn the meeting at 2:30 p.m. Vice -Chairman Krist seconded the motion which carried by a unanimous vote. ATT T: she R. Lock/, Clerk of the Board JEFFERSON COUNTY BOARD OF EQUALIZATION Dave arin , Ch irman Henry Krist, Vice -Chairman Qicl�aeSith, Member