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Home My WebLink About18-23-R Mark LarsonTaxpayer's Name Mailing Address: City: Tukwila Jefferson County Board of Equalization Board Clerk's Record of Hearing Mark Larson PO Box 88412 State: WA Petition No: BOE 18-23-R Taxpayer's Parcel No: 954 600 121 Hearing Was Held On: Board Members Present: Dave Garing, Henry Krist, Michael Smith I Decision of Board: Value Sustained: Value Changed From Other: Recorded on Tape No: HearirA Began at (time) Zip Code: 98138 $127,933.00 To: $110,630.00 BOE 031919 1:26 p.m. nee Ended at (time): 2:28 p.m. C� Date To ask about the availability of this publication in an alternate format for the visually impaired, please call (360) 705-6715. Teletype (TTY) users, please call (360) 705-6718. For tax assistance, call (360) 534-1400. REV 60 0002e (w) (2/9/12) Property Owner: Parcel Number(s) ORDER OF THE JEFFERSON COUNTY BOARD OF EQUALIZATION Mark Larson 954 600 121 Assessment Year: 2018 Case Number: BOE 18-23-R Date(s) of Hearing: 3/19/2019 Having considered the evidence presented by the parties in this appeal, the board hereby 1-1 Sustains X❑ Overrules the determination of the Assessor. Assessor's Determination F --'Land OImprovements Timber/Minerals F]Personal Property Total BOE Determination: $126,525 0 Land $1,408 OImprovements Timber/Minerals F]Personal Property $127,933 Total This decision is based on our finding that: (See Attached) D�aa!ed this I U day of May, 2019. Mailed • . May '0i Dave Garing, rmanTe Locke, Executive Assistant NOTICE $109,463 $1,167 $110,630 order can be appealed to the State Board of Tax Appeals by filing a notice of appeal with them at P.O. Box 40915, ipia, WA 98504-0915, or at their website at bta.state.wa.us/appeal/forms.htm within thirty days of the date of ng of this order. The appeal forms are available from either your County Assessor or the State Board of Tax Appeals. To ask about the availability of this publication in an alternate format for the visually impaired call 1-800-647-7706. Teletype (TTY) users use the Washington Relay Service by calling 711. Distribution FORM REV 64 0058 (5/25/2017) * Assessor * Petitioner * BOE File ORDER OF THE JEFFERSON COUNTY BOARD OF EQUALIZATION Mark Larson Appeal No.: BOE 18-23-R Parcel No.: 954 600 121 Issue: Under appeal is the land and improved value of a partially developed medium bank waterfront property on Hood Canal just off Thorndyke Road. The subject is listed by the Assessor as .87 of an acre with 100 feet of saltwater frontage and includes 100 feet of tidelands. The appellant estimates the value to be $23,600 ($23,000 for the land and $600 for the improvements). The Assessor's valuation of the property as of January 1, 2018 is $127,933 ($126,525 for the land and $1,408 for the improvements). Appellant's Argument and Evidence: The appellant was present at the hearing and testified that his property does not have the comparable value of other waterfront properties as a result of changes in state and county shoreline and wetland regulations. He asserts these regulations have severely diminished the value of the subject as they require setback buffers from any body of water, wetland, or stream precluding any future building. The appellant presented 3 comparable sales and maps and photographs showing the location of the property with respect to a year-round stream bordering the NE length of the property and tidelands fronting the SE width. The appellant also pointed out that the travel trailer does not have potable water and the Assessor has misidentified a 48 square foot storage shed on the property as a 128 square foot storage shed. Assessor's Argument and Evidence: The Assessor's representative presented a tax parcel map of the immediate area identifying the location of three comparable property sales, a copy of the appraisal worksheet for the subject property, various photographs of the appellant's property, and sales affidavits for the subject and local comparable sales. The Assessors comparable property sales were all recent sales (2016, 2018, & 2019) of unimproved medium/high bank waterfront ranging in price from $130,000 to $145,000. The Assessor's representative acknowledged that there is not potable water on the appellant's property and the storage shed is in fact 48 square feet rather than 128 square feet. He recommended a reduction of $5,000 due to the fact that the property does not have potable water. He also recommended a reduction in the value of the shed to $1,167 to reflect its correct square footage. The Assessor's representative explained that he valued this property by the local waterfront foot multiplier ($2,250 per waterfront foot) and gave the subject a negative 15% adjustment for depth and a negative 35% adjustment for utility. Decision: The Board of Equalization finds that state and county restrictions discouraging and prohibiting activities typically associated with similar residential property combined with the unique nature of the subject property have negatively impacted its current market value. However, the appellant did not present documentary evidence showing that the entire subject had be deemed unbuildable. The Board finds an additional -5% utility adjustment is warranted in addition to the current -35% (utility) and the - 15% (depth) bringing the total adjustments to -55%. The Board also finds the Assessor's comparable property sales more reliable since they are more current than appellant's comparable sales. Furthermore, the BOE has noted that the appellant valued the subject at $100,000 on the real estate tax affidavit he signed on Oct. 6, 2016. The Board of Equalization overrules the Assessor's original determination of value of $127,933 ($126,525 for the land and $1,408 for the improvements) and finds that a preponderance of the evidence supports a true and fair market value of $110,630 ($109,463 land and $1,167 improvements).