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HomeMy WebLinkAboutM050118o� EQU� 1 ;ti�sorr co, 2�9 1820 Jefferson Street P.O. Box 1220 Port Townsend, WA 98368 Dave Gari MINUTES Henry Krist Michael Smith May 1, 2018 Dave Garing Chairman Henry Krist Vice -Chairman Michael Smith Member Chairman Dave Garing called the meeting to order at 10:00 a.m. in the presence of Vice - Chairman Henry Krist and Member Michael Smith. REVIEW REQUEST TO RECONVENE THE 2017 BOARD OF EQUALIZATION: Gladys Durgan — Parcel No. 901 114 012 (Reconvening Code 01 - outlined in WAC 458-14-127 RECONVENED BOARDS -AUTHORITY which states the taxpayer submits a sworn affidavit stating the notice of change of value for the assessment year was not received at least 15 days prior to the deadline for filing the petition and can show proof that the value was actually changed.) Member Smith moved to reconvene the 2017 Board of Equalization for the following: APPELLANT TAXPAYER PARCEL NO. Gladys Durgan Gladys Durgan 901 114 012 Vice -Chairman Krist seconded the motion which carried by a unanimous vote. ASSESSMENT CORRECTION Vice -Chairman Krist moved to accept the following assessment correction. Member Smith seconded the motion which carried by a unanimous vote. NAME APPEAL NO. PARCEL NO. Gerald & Terry Rose BOE 17-43-R 965 000 179 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 10:14 a.m. At the conclusion of the deliberations the Board resumed the regular meeting at 11:16 a.m. and the following actions were taken. Phone (360)385-9100 Fax (360)385-9382 jeffbocc@co.jefferson.wa.us Board of Equalization Minutes — May 1, 2018 Page: 2 Norm & Helen Schaaf BOE 17 -28 -LO 976 201 111 785 Little Loop Drive Port Angeles, WA. 98362 Under appeal is a 10.75 acre unimproved parcel located on Marrowstone Island. The appellants assert the true and fair market value of the property to be $10,000. The Assessor's valuation of the property as of January 1, 2017 is $257,500. Norm Schaaf attended the hearing and testified that he purchased this property for $200,000 in May 2017. He also purchased the timber rights to the adjacent 30 acres. Upon purchasing these timber rights he valued the "land" at $1,000 per acre with the remaining value in timber. The appellants presented no comparable property sales but did take issue with the Assessor's comparable sales in that they both had significant road frontage while the subject property has none. The Assessor's representative presented sales of two comparable properties. Both sales were vacant land on Marrowstone Island. Comparable property #1 comprises 9.45 acres and sold for $230,000 in April 2016. It's assessed value is $164,500 ($80,000 for a one acre homesite and $10,000 per residual acre). Comparable property #2 is a much smaller parcel, 3.61 acres, and sold in May 2017 for $150,000. Its assessed value is $123,150 ($80,000 for a one acre homesite and $15,000 per residual acre). The Assessor's representative did acknowledge there had been a significant increase in the appellants' assessed value and this was due to an error on the field sheet in which he applied two $80,000 homesites rather than one. He also conceded that the lack of access to the property was something he did not take into account and recommended a 25% reduction. After consideration of all testimony and evidence, Member Smith moved to overrule the Assessor's original determination of value and reduce it from $257,500 to $133,125. Vice - Chairman Krist seconded the motion which carried by a unanimous vote. (See also minutes of April 11, 2018) Eric Jacobsen BOE 17-32-R 001322 036 4250 South Discovery Port Townsend, WA. 98368 Under appeal is a single family residence located at 4250 South Discovery Road in Port Townsend. The appellant asserts the true and fair market value of the property to be $375,000 ($175,000 for the land and $200,000 for the improvements). The Assessor's valuation of the property as of January 1, 2017 is $437,271 ($201,940 for the land and $235,331 for the improvements). Board of Equalization Minutes — May 1, 2018 Page: 3 The appellant appeared at the hearing and testified that his property consists of a house built in 1990 on .36 acres with 82 feet waterfront on Discovery Bay near Adelma Beach. It was purchased in October, 2011 for $325,000 with a later addition of a garage for $25,000. He based his value on a loan appraisal done in June, 2014 of $357,746 and two sales of comparable properties. The appellant provided oral testimony regarding the two sales he cited as comparable but did not provide any documents as evidence. The appellant's comparable property sale #1 sold for $300,000 in October, 2016 but is not waterfront property as is the subject. Comparable property sale #2 is a home on 110' of Adelma Beach waterfront that sold for $564,000 in September, 2015. The Assessor's representative presented three sales of comparable properties. He testified that his comparable property sale #2 was the most similar in terms of age, lot size, living area and waterfront footage of the appellant's parcel. It sold for $540,000 in June, 2017. After reviewing all information. the Board finds 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 Krist moved to sustain the Assessor's valuation of the true and fair market value of the property to be $437,271 ($201,940 for the land and $235,331 for the improvements). Member Smith seconded the motion which carried by a unanimous vote. (See also minutes of April 11, 2018) Richard Stanton BOE 17-33-R 021321 015 1081 Griffith Point Road BOE 17 -34 -LO 021321 016 Nordland, WA. 98358 17-33-R (021321 015) Under appeal is a waterfront home situated on two tax parcels located at 1081 Griffiths Point Road, Nordland (Marrowstone Island). The appellant asserts the true and fair market value of the property to be $837,561 ($371,000 for both tax parcels of land and $466,561 for the improvements). The Assessor's valuation of the property as of January 1, 2017 is $844,169 (plus $188,000 for the adjoining lot listed as a separate tax parcel #021321016). The appellant appeared at the hearing and testified that his determination of the fair market value was based on a "Zillow" estimate, a copy of which he provided with his petition. Six properties were presented as comparable sales ranging in price from $450,000 to $999,000. The appellant also asserted that it is not correct to assess each of two lots at the full value of a vacant lot when the house is located on both lots. Board of Equalization Minutes — May 1, 2018 Page: 4 The Assessor's representative listed three sales of comparable properties that support the assessed valuation, including sufficient information on these sales to enable the Board to determine the degree of comparability of these properties to the subject property. He testified that he had given each of the two lots a 50% negative adjustment to account for the fact that the home is situated on two lots. The Assessor's representative also assigned a reduction of -32% for excess waterfront footage. It was also noted that waterfront land on other properties along Griffiths Point Road was assessed at $2,500 per front foot, whereas the appellant's 163' of waterfront footage for the two lots is assessed at a total of $376,000 ($188,000 for each lot), for an average assessment of $2,307 per front foot. The Board of Equalization finds that the Zillow estimate, while listing sales of other properties in the area, does not give enough information to enable the Board to determine how comparable these property sales are to the subject property. It was impossible to determine the quality of the home from the brief description provided and most of the homes cited by Zillow were smaller than the subject in terms of square footage, bedrooms, and baths. Nor was it clear how much waterfront property was included in the Zillow comparable property sales, whether they were low bank waterfront like the subject, and whether tidelands were included like the subject. Zillow acknowledges that a "Zestimate" is an automated valuation model given available data. It is compiled from public and user submitted data and they admit their sources can be incomplete or incorrect. The law requires that the Board of Equalization presume the Assessor's valuation to be correct unless the appellant presents clear, cogent and convincing evidence to the contrary. After consideration the Board finds 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 Smith moved to sustain the Assessor's valuation of the true and fair market value of the property to be $844,169 (plus $188,000 for the adjoining lot listed as a separate tax parcel #021321 016). Vice -Chairman Krist seconded the motion which carried by a unanimous vote. (See also minutes of April 11, 2018) 17 -34 -LO (021321 016) Under appeal is a waterfront parcel located 1081 Griffiths Point Road, Nordland (Marrowstone Island). The Assessor has placed the value of all improvements on the adjoining lot (#021 321 015) while recognizing the home straddles both tax parcels. The appellant asserts the true and fair market value of both parcels to be $371,000. The Assessor's valuation of this tax parcel (which does not include the value of improvements) is $188,000 as of January 1, 2017. The appellant appeared at the hearing and testified that his determination of the fair market value was based on a "Zillow" estimate, a copy of which he provided with his petition. The Board of Equalization finds that the Zillow estimate, while listing sales of other properties in the area, does Board of Equalization Minutes — May 1, 2018 Page: 5 not give enough information to enable the Board to determine how comparable these property sales are to the subject property. The appellant also asserted that it is not correct to assess each of two lots at the full value of a vacant lot when the house straddles both lots. The Assessor's representative listed three sales of comparable properties that support the assessed valuation, including sufficient information on these sales to enable the Board to determine the degree of comparability of these properties to the subject property. He testified that he had given each of the two lots a 50% negative adjustment to take into account the home straddling the two lots. The Assessor's representative also assigned a reduction of -32% for excess waterfront footage. It was noted that waterfront land on other properties along Griffiths Point Road was assessed at $2,500 per front foot, whereas the appellant's 163' of waterfront is assessed at a total of $376,000 ($188,000 for each lot), for an average assessment of $2,307 per front foot. The law requires that the Board of Equalization presume the Assessor's valuation to be correct unless the appellant presents clear, cogent and convincing evidence to the contrary. After consideration the Board finds 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 Smith moved to sustain the Assessor's valuation of the true and fair market value of the property to be $188,000. Vice -Chairman Krist seconded the motion which carried by a unanimous vote. (See also minutes of April 11, 2018) Scott & Jessica Hogenson BOE 17-05-R 970 800 305 51 South Bayview Drive Port Ludlow, WA. 98365 Under appeal is a single family waterfront residence located at 51 South Bayview Drive in Port Ludlow. The appellants assert the true and fair market value of the property to be $344,460 ($157,520 for the land and $186,940 for the improvements). The Assessor's valuation of the property as of January 1, 2017 is $409,779 ($157,520 for the land and $252,259 for the improvements). Scott Hogenson appeared at the hearing and testified that he did not contest the Assessor's valuation of the land but he estimates the value of the improvements to be $186,940, $65,319 less than the Assessor's determination. He explained that he was not aware of material facts regarding the condition of the home although he did include excerpts from his home inspection that was completed prior to their closing on this home. The appellant acknowledged that a fee appraisal had been done which validated the purchase price for his loan, but did not supply the Board with any specific information regarding this appraisal. No comparable property sales were presented by the appellant. Board of Equalization Minutes — May 1, 2018 Page: 6 The Assessor's representative presented a written summary of the appellants' property with three comparable property sales, copies of the appraisal worksheets for the property as well as the three comparable sales, and a tax parcel map of the immediate area identifying the location of the appellants' property and the comparable sales. He testified the home was purchased in June of 2017 for $447,000. All three comparable property sales were located on South Bayview Drive in Port Ludlow. They sold between September 2016 and August 2017 for $447,000, $525,000, and $405,000. They were all similar in terms of size, number of bedrooms, number of baths, and lot size. Comparable property sale #3 had more waterfront footage but the home was smaller and valued $72,965 less than the subject. After consideration the Board finds that the appellant did not present clear, cogent, and convincing evidence necessary to overcome the presumptive correctness of the value established by the Assessor. The Board of Equalization sustains the value established by the Assessor. Vice -Chairman Krist moved to sustain the Assessor's valuation of the true and fair market value of the property to be $409,779 ($157,520 for the land and $252,259 for all improvements). Member Smith seconded the motion which carried by unanimous vote. (See also minutes of April 11, 2018) NOTICE OF ADJOURNMENT Member Smith moved to adjourn the meeting at 11:19 a.m. Vice -Chairman Krist seconded the motion which carried by a unanimous vote. ATT ST: AJulieannon, Clerk of the Board JEFFERSON COUNTY BOARD OF EQUALIZATION Dave Garin, C ` airm Henry Krist, Vice -Chairman Oichael Smith, em er