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HomeMy WebLinkAboutM031615ok Dave Garing Henry Krist Mike Smith 1820 Jefferson Street P.O. Box 1220 Port Townsend, WA 98368 Dave 'IWfrch 16, 2015 Henry xrist 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 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. Raymond Zebas & Gail Coopee BOE 14 -31 -LO " " BOE 14 -32 -LO Estate of Elizabeth Raume BOE 14 -78 -LO Terrence & Deirdre Sweeney BOE 14-88-R HEARINGS Lisa Gatlin Trust BOE: 14-18-R Lisa Gatlin, Trustee 107 Edgewood Drive Port Ludlow, WA 98365 PARCEL NO. 948 002 606 948 002 607 710 300 008 001 063 011 PN: 948 200 013 Willard Gatlin, Representative for the Lisa Gatlin Trust was present. Appraiser Charley Hough represented the Assessor's Office. After explaining the hearing process, Chairman Garing swore in both parties. Under appeal is the land and improvement value of property located at 107 Edgewood Drive, Port Ludlow. The property was assessed as of January 1, 2014 and is currently valued at $372,001 ($141,750 for the land and $230,251 for the improvements). The appellant estimates the value to be $336,153 ($135,000 for the land and $201,153 for the improvements). The appellant's representative testified that he compared the assessed values of 12 neighboring properties. Eight parcels increased approximately 5% in value over the last year. The appellant's property increased in value 10.7%. He questioned why there was a difference in assessed values between the appellant's property and the surrounding parcels? He asked how the square footage and price per square foot is determined and if the garage is valued at a different amount per square foot? Phone (360)385-9100 Fax (360)385-9382 jeffbocc@co.jefferson.wa.us Board of Equalization Minutes — March 16, 2015 Page: 2 Appraiser Hough provided the following documents for review: Area map of the appellant's property; • Field sheet for appellant's property; • Excise Tax Affidavit of appellant's property; • Appellant's Comparable Property Sales A and B (Map, Field Sheet, and Excise Tax Affidavit); and • Sales Chart Listing Ratio (Neighborhood Code #3350). In response to the appellant's representative's questions, Appraiser Hough stated that the appellant's property improvements consist of the following: • House: 1,669 square feet/$143.62 per square foot. • Finished basement: 842 square feet/$64.76 per square foot. • Front Balcony: 126 square feet/$29.98 per square foot. • Side roofed over concrete porch (ROCP): 64 square feet/$27.95 per square foot. Front roofed over concrete porch (ROCP): 126 square feet/$8.06 per square foot. • Garage: 672 square feet/$34.13 per square foot. • Concrete driveway: 1,600 square feet/$4.74 per square foot. Appraiser Hough stated that the Assessor's Office conducted a statistical update and improvement values and land values each received a 5% increase. He discussed the following comparable property sales provided by the appellant: Aunellant's Comparable Property `A' Parcel No.: 948 200 016 Location: 101 Edgewood Drive, Port Ludlow Value: $277,534 Sale Date: March, 2013 Sale Price: $280,000 Appellant's Comparable Property `B' Parcel No.: 948 200 001 Location: 102 Edgewood Drive, Port Ludlow Value: $280,542 Sale Date: April, 2013 Sale Price: $280,000 Appraiser Hough testified that an improved property assessed at $373,901 sold on February 9, 2015 for $385,000 in the Edgewood Division. He noted that as of January 26, 2015 there were 14 parcels in the South Bay area listed for sale above the assessed value. He also noted that the appellant's comparable properties A and B sold for approximately the same amount as they are assessed. Discussion ensued regarding how the price per square foot is determined. The appellant's representative said he can understand a 5% increase, but the property does not warrant a 10% increase in value. Board of Equalization Minutes — March 16, 2015 Page: 3 Hearing no further testimony, Chairman Garing closed the hearing. The Board will make a determination at a later date. Michael & Sigrid Howard BOE: 14-38-R PN: 978 800 003 91 Mount Constance Way Port Ludlow, WA 98365 Michael and Sigrid Howard 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 property located at 91 Mount Constance Way, Port Ludlow. The property was assessed as of January 1, 2014 and is currently valued at $372,421 ($102,375 for the land and _$270,046 for the improvements). The appellants estimate the value to be $345,000 ($95,000 for the land and $250,000 for the improvements). The appellants reviewed a letter they submitted with their petition. In the letter the appellants listed the following comparable property sales that occurred in 2013 and 2014 in their neighborhood: • 171 Mt. Constance Way; 2 Bed/2 Bath; sold on July 28, 2014 for $279,089 240 Mt. Constance Way; 2 Bed/2 Bath; sold on April 17, 2014 for $270,000 • 240 Mt. Constance Way; 2 Bed/2 Bath; sold on October 10, 2014 for $310,000 • 120 Mt. Constance Way; 3 Bed/2.5 Bath; sold on December 31, 2013 for $330,281 • 121 Mt. Constance Way; sold at auction in October 2014 for approximately $318,000 The appellants stated that they keep their home in good condition, however, their home is the lowest quality of the four model homes offered in the Olympic Terrace Division I. Noise from the truck route on Teal Lake Road is a disruption. Appraiser Hough stated that a statistical update was performed in this area and all properties received a 5% increase. The appellants' home consists of 2,782 square feet and is located in the South Bay area of Port Ludlow. He provided the following documents for review: • Area map of the appellants' property; • Field sheet for appellants' property; • Excise Tax Affidavit of the appellants' property; and • Appellants' Comparable A, B, C and D (Map, Field Sheet, Excise Tax Affidavit and Special Warranty Deed). Appraiser Hough stated that the appellants purchased their property on January 15, 2004 for $423,900. He discussed the following comparable property sales provided by the appellants: Appellants' Comparable Pronertv `A' Parcel No.: 978 800 035 Location: 120 Mt. Constance Way, Port Ludlow Value: $320,891 Sale Date: December, 2013 Sale Price: $330,000 Board of Equalization Minutes — March 16, 2015 Page: 4 Appellants' Comparable Property `B' Parcel No.: 978 800 004 Location: 121 Mt. Constance Way, Port Ludlow Value: $322,956 Sale Date: October, 2014 (Trustee Deed) Sale Price: $256,000 Appellants' Comparable Property `C' Parcel No.: 978 800 031 Location: 240 Mt. Constance Way, Port Ludlow Value: $364,691 Sale Date: April, 2014 (Trustee Deed) Sale Price: $270,000 Sale Date: October, 2014 (Special Warranty Deed) Sale Price: $310,000 Appellants' Comparable Property `D' Parcel No.: 978 800 007 Location: 171 Mt. Constance Way, Port Ludlow Value: $292,758 Sale Date: July, 2014 (Trustee Deed) Sale Price: $279,089.23 Sale Date November, 2014 (Special Warranty Deed) Sale Price: $270,000 Appraiser Hough noted that he visited the South Bay area and there are three properties listed for sale for more than the assessed value. Over the last four years there were 11 sales in this area. He stated that the appellants' comparable B, C and D were all bank sales. He discussed sales that occurred in 2013 that sold for more than the assessed value. Chairman Garing asked how the appellants determined their estimate of value? The appellants replied that they looked at the trend of the homes selling in the area and it appeared that they were selling for 5% less than the assessed value. They reduced their value by 5%. They do not feel that properties listed for sale determine fair market value. - Hearing no further testimony, Chairman Garing closed the hearing. The Board will make a determination at a later date. Robert & Nancy Ferguson BOE: 14 -39 -LO PN: 821 163 026 18415 13t' Avenue NE Poulsbo, WA 98370 Robert Ferguson was 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 bare land parcel located off of Ludlow Bay Road in Port Ludlow. Board of Equalization Minutes — March 16, 2015 Page: 5 The property was assessed as of January 1, 2014 and is currently valued at $127,500. The appellants estimate the value to be $20,000. The appellant stated he and his wife purchased the property in November 2005 for $195,000 with the intention to build a home. He discussed the comparable property sale he provided on his petition. The property is located adjacent to their property and was listed for sale in April, 2013 for $179,900. In late 2013, the comparable property went into foreclosure and was scheduled for auction. No bids were received during the auction and the property reverted back to the bank. In December 2013, the bank listed the property for $89,000 and over the next eight months the asking price was reduced -seven times down to $45,000. A developer contacted the bank and they agreed upon a sale price of $20,000. He feels $20,000 is fair market value. Appraiser Hough provided the following documents for review: • Area map of the appellants' property; • Field sheet for appellants' property; • Excise Tax Affidavit of the appellants' property; and • Appellants' Comparable Property Sale A (map, field sheet, sales flyer, and Excise Tax Affidavit); and • Sales Chart Listing Ratio (Neighborhood Code #3348). The appellant stated that his property is approved for a 3,400 square foot home and is slightly more elevated than the comparable property. Appraiser Hough noted that there is a lot of traffic on Paradise Bay Road that runs behind the appellants' property. He agrees that the current value is too high, but the appellants' estimated value of $20,000 is too low. He did not provide a recommendation. Hearing no further testimony, Chairman Garing closed the hearing. The Board will make a - determination at a later date. William & Barbara Schaefer BOE: 14-54-R PN: 978 800 001 61 Mt. Constance Way Port Ludlow, WA 98365 William & Barbara Schaefer 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 property located at 61 Mt. Constance Way, Port Ludlow. The Assessor valued the property as of January 1, 2014 at $304,035 ($95,813 for the land and $208,222 for the improvements). The appellants assert the true and fair market value of the property to be $260,000 ($81,250 for the land and $178,750 for the improvements). The appellants stated that their home is a model home located in Olympic Terrace Division I. They compared their assessed value to the assessed value of lot 41 which consists of the same model home and is located in the same neighborhood. Lot 41 is assessed at $285,642 which is $18,393 lower than Board of Equalization Minutes — March 16, 2015 Page: 6 their value. Both homes are identical except the appellants' property has a conceda. The lots are comparable in size, however, lot 41 is a corner lot. Their property abuts Teal Lake Road and fronts Mt. Constance Way. Both of these roads have increased traffic and road noise. The appellants also noted that there is a storm drain easement running through their property. Appraiser Hough provided the following documents for review: • Area map of appellants' property; • Field sheet for appellants' property; • Excise Tax Affidavit of the appellants' property; and Appellants' Comparable Property Sale A (map, field sheet, sales flyer, and Excise Tax Affidavit); and Sales Chart Listing Ratio (Neighborhood Code #3350) Appraiser Hough stated that the appellants purchased their property in February, 2004 for $339,000. He discussed the following comparable property sale provided by the appellants: Appellants' Comparable Property `A' Parcel No.: 978 800 041 Location: 22 Mt. Lena Lane, Port Ludlow Value: $282,642 Sale Date: March, 2013 Sale Price: $289,900 The appellants described the appearance of the storm drain and informed the Board that if it is not maintained by them, it causes their backyard to have some flooding issues. The easement also limits the useable area. Member Smith asked if the property has a water view? The appellants responded that they do not have a water view. Discussion ensued regarding the different types of model homes in the Olympic Terrace Division I. Appraiser Hough discussed the value of neighboring properties compared to the appellants' property. Chairman Garing asked if the appellants are receiving a reduction for the storm drain easement? Appraiser Hough responded, no. Several other properties also have the same easement. The appellants stated that the other properties have an easement, however, it consists of a pipe that is located underground which does not impact the landscape. Unlike their property which consists of a rock bed and a grated drain hole that if not maintained will backup and cause flooding. The appellants stated that initially they estimated their value to be $260,000 and after reviewing all the information they feel their value should be $282,000. Hearing no further testimony, Chairman Garing closed the hearing. The Board will make a determination at a later date. Board of Equalization Minutes — March 16, 2015 Page 7 Robert & Joanne Luttrell BOE: 14 -91 -LO PN: 995 600 012 2755 E. Narrowleaf Drive Gilbert, AZ 85298 Robert and Joanne Luttrell 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 bare land parcel located in South Bay Division II in Port Ludlow. The property was assessed as of January 1, 2014 and is currently valued at $85,313. The appellants estimate the value to be $30,000. On the petition form the appellants wrote the following reason for appealing the valuation of their parcel: "Our property has been for sale for over 2 (maybe 3) years and haven't had any offers. It is cheaper for buyers to purchase a home already built than to buy land and build. No vacant properties have sold over $25, 000 in the past 2 years. " Appraiser Hough stated he visited the appellants' property on March 11, 2015. The property is in a nice neighborhood. However, the appellants' property has a view of the Port Ludlow maintenance shop and there has been some recent logging in the area. The appellants have their property listed for sale for $49,900. Appraiser Hough feels the appellants' property is overvalued and recommended a 35% reduction for site/view quality; a 50% reduction in land value; and a 5% increase for the statistical update for a total valuation of $42,656. Hearing no further testimony, Chairman Garing closed the hearing. The Board will make a determination at a later date. ADJOURNMENT Vice -Chairman Krist moved to adjourn the meeting at 12:12 p.m. Member Smith seconded the motion which carried by a unanimous vote. ATTEST: gsl�ieR&.Lockle, Clerk of the Board JEFFERSON COUNTY ] OARD OF EQUALIZATION 1' Dave Gting,i Henry Krist, Vice -Chairman ichael Smith, MeVmr