04/14/2003 A&E BOARD - 46272003
LOCAL 60ARD OF
APPEAL AND EQUALIZATION
APRIL 14, 2003
APRIL 28, 2003
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TO: Wiiliam Burns, City Manager
Rick Pribyl, Finance Director
Mayor and City Council Member
FROM: Mary M. Smith, City Assessor
DATE: April 8, 2003
SUBJECT: 2003 Pay 2004 Assessment
This is to inform you and the members of the Council, sitting as members of the Board of
Appeal and Equalization, of the procedures used to accomplish this year's assessment.
The Board meeting is scheduled for April 14, 2003 at 7:00 P.M., in the Council Chambers.
The second meeting of the Board will be held April 28, 2003, before the regular Council
Meeting on that date.
Residential
A study by the County Assessor of 363 sales of single-family, townhomes, and double
bungalows that took place from October 1, 2001 through September 30, 2002, had
indicated that our sales ratio (our values compared to sales prices) had slipped below the
' desired 94.5% at the beginning of the year. To bring the assessment witnin tne C;ounty
Assessor's recommended ratio of 94.5% (the State's ratio requirement is 90% — 105%) a
number of adjustments were made. Primarily, basic residential structure values were
' increased 6%. Additionally, the depreciation table was adjusted taking less of a percentage
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of depreciation off of homes. Once this process concluded and numbers were rerun it was
necessary to raise our land values throughout the city. Various changes were made to
neighborhoods with some areas being increased more than others. These changes
brought all of our areas up to the 94.5% level.
Cumulatively the adjustments made this year have caused changes in overall residential
market values to increase anywhere from 5% to 35%. The higher end of the increases
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occurred with the double bungalow/duplex type homes.
experienced an increase range of 5 to 15%.
COMMERCIAU INDUSTRIAL
Most residential homes
Commercial and industrial rates were increased overall by approximately 7% countywide.
Also this past year the land tables were modified for all such properties in Fridley. Once we
updated the land table we then went through and adjusted all commercial/industrial land
values citywide. The overall value increases ranged between 5-20%.
We had few sales this year that were considered arm-length transactions of
commercial/industrial property. As a result, our ratio was incorporated with the overall
county ratio, which is 91.6% after overall increases.
APARTMENTS
Rate increases took place on apartments in varying degrees in respect to the number of
units that the apartments have. The increases ranged from 48% on 4 units and 13% on alf
other apartments with an overall increase of approximately 14%.
This year we had nine sales of apartment complexes. However, not all were considered
arms-length sales. For this reason, our sales have been integrated with the county
apartment sales in determining the sales ratio. After increases, the sales ratios for
apartments ranged from 95% for 4 units, 101 % for 6-8 units, and 85% for units of 14 or
more. The overall sales ratio is 86%.
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City of Fridley
Notice of Board of Review
Notice is hereby given, that the Board of Review of the City of Fridley, County of
' Anoka, Minnesota, will meet the City Hall Council Chambers in said City at 7:00 p.m., on
Nlonday, April 14, 2003, for the purpose of reviewing and correcting the assessment of said
, city for the year 2004. All persons considering themselves aggrieved by said assessment, or
who wish to complain that the property of another is assessed to low, are hereby notified to
appear at said meeting, and show cause of having such assessment conected.
' No complaint that another person is assessed to low will be acted upon until the
person so assessed, or his agent, shall have been notified of such complaint.
Given under by hand this 3rd day of March, 2003.
, Debra A. Skogen, City Clerk
(Published Apri13 and April 10, 2003.)
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2003
BOARD OF APPEAL AND EQUALIZATION
CITY OF FRIDLEY
APRIL 14, 2003 - 7:00 P.M.
This meeting is held by authorization of the State of Minnesota State Statute 274.01. The
purpose of the Board of Appeal and Equalization is to establish an appeal process for
property owners who want to challenge the 2003 estimated market value and classification
of their prope�ty, payable 2004.
Previous years have indicated a need to hold a second meeting to resolve cases that
cannot be dealt with at the first meeting. The second meeting has been scheduled to take
place prior to the next regular council meeting on April 28, 2003 at 7:30 P.M. This will give
the Assessing Department time to prepare cases for review and to reach a decision
regarding value. We will have all cases ready for the meeting so a final decision may be
made by the Board. State Statute requires that the local board must complete its work and
adjourn within 20 days from the time of convening stated in the notice of the clerk, unless a
longer period is approved by the commissioner of revenue.
The board shall meet to review the assessment and classification of property for the city.
The board shall determine whether the taxable property in the city has been properly placed
on the list and properly valued by the assessor. If real or personal property has been
omitted, the board shall place it on the list with its market value, and correct the assessment
so that each tract or lot of real property is entered on the assessment list at its market
value.
IMPORTANT: The Board has three possible courses of action that can be taken on each
case.
1. Affirm our current value
2. Reduce the value based on evidence presented
3. Increase the value based on evidence presented
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No assessment of the property of any person may be raised unless the person has been
duly notified of the intent of the board to do so. On application of any person feeling
aggrieved, the board shail review the assessment o� classification, or both, and correct it as
appears just. The board may not make an individual market value adjustment or
classification change that would benefit the property in cases where the owner or other
person having control over the property will not permit the assessor to inspect the property
and the interior of any buildings or structures.
A local board may reduce assessments upon petition of the taxpayer but the total
reductions must not reduce the aggregate assessment made by the county assessor by
' more than one percent. If the total reductions would lower the aggregate assessments
made by the county assessor by more than one percent, none of the adjustments may be
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made.
The notice of estimated market value and property class for property taxes payable in 2004
was included with the Statement of Property Taxes Payable in 2003. Taxpayers were
directed to contact our office if they wish to appear before the board. Most of the calls
received can be settled directly without appearing before the Board. However, without ever
contacting us, they may appear in person, through a letter, or through a representative
authorized by them. We would appreciate it if taxpayers appearing at the Board without
prior contact would be encouraged to have us review, and possibly view, their properties.
If the local Board does not resolve the property owners concerns, the next step would be to
bring their case to the County Board of Appeal and Equalization meeting. This meeting is
scheduled for June at the Anoka County Government Center. The appeal may also be
carried on to the State Tax Court.
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lnternational Appraisal
�pril 10. ?003
Ms. Mar�� Smith
Anoka Eounry
6�31 Uni�-ersity Ave., tiE
Fr?�ley, �f�i ��4�?
Sent Via Fax and rea ular mait
RE: Con-Way Central Express
� 1 81 S` Ave., NE
Parcel #R03 30 24 1�4 0006
Dear Ms. Smith:
As pursuant to our conversation please accept this letter as our request for a
review of the 2004 Ta�cable Vlarket Value for the above-referenced property.
�; we discussed, I will be unable to attend a hearing before the Board of Appeal
and Equalization on April 1�, 2003 due to a prior commitment. However, I will forwazd
information to you in the near future.
If }�ou have any questions please contact me at (847) �49-1186.
Thank you for your time and cooperation with this matter.
Sincer�,
% `�/ !'�' �"''=�-
���'�l- r! /�,� ��.
Brett A. i�arington
Vice President
Keadqucrrters O�ce: !/0 Plecuant.�renue. Cpper Saddle Ric•er. :VewJersey 07-��8 phone: 201/93�-700� ,%c�" 20!/i3=�-725�
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PURPOSE, RESPONSIBILITIES AND PROCEDURES OF
THE BOARD OF APPEAL AND EQUALIZATION
PURPOSE
The purpose of the Board of Appeal and Equalization is to establish an orderly and
consistent appeai procedure for property owners who want to challenge the estimated
market value or classification of their prope�ty. As the Board of Appeal and Equalization,
the City Council has the ability to change values o� classifications in accordance with State
law. State Statute reads:
"All real property subject to taxation shall be listed and reassessed every year with
reference to its value on January 2^d preceding the assessment." This has been done by
the Fridley Assessing Department and the property owners have been notified. Minnesota
Statute 273.11 reads: °All property shall be valued at its market value". It further states, "In
estimating and determining such value, the assessor shall not adopt a lower or different
standard of value because the same is to serve as a basis for taxation.° The statute says
all property shall be valued at market value not may be valued at market value. This means
that no factors other than market factors shall affect the Assessor's value and the
subsequent action by the Board.
Assessments of property are made to provide the means for the measuring of the relative
share of each taxpayer in the meeting of the costs of local government. IF THE BURDEN
OF LOCAL GOVERNMENT IS TO BE FAIRLY AND JUSTLY SHARED AMONG THE
OWNERS OF ALL PROPERTY OF VALUE, IT IS NECESSARY THAT ALL TAXABLE
PROPERTY BE LISTED ON THE TAX ROLLS AND THAT ALL ASSESSMENTS BE
MADE ACCURATELY.
Whenever any property that should be assessed is omitted from the tax rolls, an unfair
burden falls upon the owners of all property that have been assessed. If any property is
undervalued in relation to the other property on the assessment record, the owners of the
other property are automatically called upon to assume part of the tax burden that should
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be borne by the undervalued property. FAIRNESS AND JUSTICE IN PROPERTY
TAXATION DEMANDS BOTH COMPLETENESS AND EQUALITY IN ASSESSMENT.
RESPONSIBILITIES
The rules and responsibilities of the Board of Appeal and Equalization, according to
Minnesota State Statute, are:
• It is necessary that a majority of the members be in attendance in order to have a
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quorum.
The Board shall see that all taxable property is properly valued and classified.
If property is omitted from the tax rolls, it may be added by the Board.
The Board cannot give a class of property an increase or a decrease. They may
only increase or decrease individual prope�ties.
As the Board makes reductions to individual properties, the amount of the reduction
cannot exceed 1% of the City wide aggregate assessment.
The Board must hear cases for the cur�ent assessment. This year the Board will
review the cases for the 2003 assessment for taxes payable in 2004.
If the Board finds a case of under valuation, the Board may raise the valuation of a
property, but it must first notify the owner.
The Board must complete and adjourn within twenty days from the time it convened.
PROCEDURES
Each property owner appearing will complete the property appeal form and give to
the Assessing staff.
Each property owner may address the Board in order of registration.
Written appeals will be read at the meeting.
The Board may direct the Assessing staff to reappraise any property and report
back to the Board at a reconvened meeting.
The Board compares the information presented by the Assessor to the information
presented by the property owner and makes a determination of what is the actual
fair market value of each property.
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The Local Board of Appeal and Equalization has the opportunity of making a great
contribution to the equality of all assessments of property in a district. No other agency in
the assessment process has the knowledge of the property within a district, as do the
individual members of a local Board. The faithful performance of duty by the Local Board
will make a direct contribution to the equality, consistency, and validity of the 2003
assessment.
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C�i
CITY OF FRIDLEY
PROPERTY APPEAL FORM
Weicome to the Fridiey Board of Appeal and Equalization
The purpose of the Board of Appeal and Equalization is to establish the mazket value and
classification of property as of January 2, 2003, not the level of property taaces or the percent
of value increase from the previous year.
The market value is the most probable �rice expressed in terms of money that a property
would bring if sold in a ical competitive, �en market condition between a willing seller
and a willing buyer. The most similar properties that recently sold can be considered when
establishing the most probable sale price of your property.
Complete the following information (PLEASE PRINT):
OWNER:
ADDRESS OF PROPERTY:
PROPERTY IDENTIFICATION NUMBER:
PHONE: RES:
•Q.iL�
Do you dispute the value or classification of your property?
Value
Assessor's valuation of property:
Classification
Owner's estimated valuation of property:
:•
List the xeasons why you feel your property is incorrectly valued or classified. Include the
address of similar properties that recently sold in your neighborhood.
' ACTION BY THE BOARD:
Motion made by: _
Seconded by:
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OUTCOME OF MOTION:
' �out Name: 2003 APPRAISAL AREAS_A Project Location: K:\GISDATA\CORE\PROJECTS\APPRAISAL.APR Date Printed: 03/28/2003 - 02:24:54 PM
'
' The totai resuits in this process were substantial ro ert increases from Janua
p p y ry 2, 2002
' to Januar� 2, 2003. Every property throughout Fridley experienced this increase.
The following page displays the various land zones (PCA classifications) for residential
' properties throughout Fridley.
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LEGEND
PCA Classification
[� 2111
� 2112
0 2113
0 2114
[� 2115
� 2116
� 2117
� 2118
� 2119
� 2311-2318
� 2219
n Non-residential parc
0 Right-Of-Way
� Railroad
Water Features
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FIVE-YEAR RESIDENTIAL SALE HISTORY
(January 1- December 31)
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' 1998
,TOTAL # OF SALES* 376
AVERAGE SALE $112,400
AVERAGE EMV $ 97,218
AVERAGE RATIO 86.5%
, % +!- FROM PRIOR YR 6.7%
1999
' (As of March 15, 2000)
TOTAL # OF SALES* 343
,AVERAGE SALE $128,950
AVERAGE EMV $106,501
AVERAGE RATIO 82.9%
' % +/- FROM PRIOR YR
20��
(As of March 12, 2001)
ITOTAL # OF SALES* 328
AVERAGE SALE $140,097
'AVERAGE EMV $113,936
AVERAGE RATID 81.9°/a
% +/- FROM PRIOR YR
� 2001
(As of March 18,2002)
'TOTAL # OF SALES* 308
AVERAGE SALE $159,831
AVERAGE EMV $126,879
'AVERAGE RATIO 79.7%
% +/- FROM PRIOR YR
'2��2
(As of March 10, 2003)
'TOTAL # OF SALES* 315
AVERAGE SALE $175,398
AVERAGE EMV $141,779
AVERAGE RATIO 81.3%
'% +/- FROM PRIOR YR
*Condos not included in total number of sales
'
'
Residential Townhomes Doubles
30�
115,103
99, 821
86.8°%
6.5%
266
$132,�71
$110,61�
83.7%
15.2%
262
$144,224
$116,333
81.2%
8.8%
240
$165,025
$130,813
79.6%
14.4%
253
$177,815
$150,098
85.0%
7.8%
61
99,056
85,811
86.4%
14%
58
109,909
91,228
83.1%
11%
59
$122,009
$103,966
84.9%
11%
63
$138,698
$112,441
81.2%
13.7%
56
$160,172
$103,152
66.0%
15.5%
io
111,350
86,410
79.7%
3%
19
136,376
95,526
71.4%
22.5%
7
$138,057
$108,271
81.6%
1.2%
5
$176,751
$119,960
67.5%
28%
6
$215,583
$151,483
70.1%
22%
Condos
�o
41,129
35,563
87.6�%
11.6%
29
47,240
38,593
82.76%
14.9%
18
$62,920
$46,411
75.25%
332%
22
$69,853
$52,658
78.79%
11%
16
$73,815
$58,300
79.65%
5.7%
2002 had a record number of home sales Page 1 of 3
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11.� �'f �lL�1 J :�1.'Jt� Sl.'Jll1:.�-�
2002 had a record number of home sales
Neal Gendler, Star Tribune
?ubiished Januarf 18. 2003 REaL? �
Last year was good for sellers, eYCellent for buyers and sensational for
Twin Cities-area Realtors, who crossed the �0,000-transaction barrier to
close a record 52,231 home sales.
That's up 3.84 percent from 2001's record of 49,601, even without the
frenzy of the previous few years. Sellers continued to benefit from rising
values, although the rate of increase was slower than in 2001 and 2000.
The year ended with a median sale price of $185,240 in the 13-county
metropolitan area, up 9 percent from December 2001.
renting tools A high inventory of homes and interest rates near 40-year lows "made it
find an one of the best yeazs to buy houses in my 23 years in this business," said
apartment John Anderson of Twin Oaks Realty, 2002 president of the Minnesota
calculators Association of Realtors.
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With such low rates, "a lot of first-time buyers were able to be in the
market," said Joanne Smaby, an Edina Realty agent and 2002 president
of the Minneapolis Area Association of Realtors. The low rates helped
compensate for rising prices, she said.
Realtor impressions and sales figures suggest that buyers largely were
untroubled by the lagging economy. The outlook for this year appears
relatively bright, according to officials of Twin Cities-area Realtor
associations.
"The whole St. Paul area has been just excellent," said Edina agent Ron
Cylkowski of the St. Paul Area Association of Realtors. He said
Maplewood and North St. Paul, from which he works, were very active,
with prices rising, and the city of St. Paul has been particularly hot.
' Minneapolis' lower-price neighborhoods also did well last year, as did
the northwest suburbs. Shirlee Heitz of Century 21 Christian, president
of the North Metro Realtors Association, said 2002 sales were steady,
, although not as hot as 2001. Prices were up; for example, Big Lake's
median price was up 7.5 percent to $164,�00, while nearby Elk River's
median of $184,950 rose nearly 7 percent.
'
In the northwest suburbs, many sales are of newly built homes that don't
Relatec
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prices
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' http://www.startribune.com/stories/417/3594777.htm1 4/8/03
2002 had a record number of home sales
'
appear in the Regional Multiple Listing Service. Likewise in the south
tsuburbs, said Todd Jorgensen, 2002 president of the Southern Twin
Cities Association of Realtors. "There was a lot of Qrowth last year," he
said, citing in particular Lakeville, Farminb on, Ne�v Market, Elko
' Empire Township, Shakopee, Prior Lake and Scott County.
The used-home market also was good, he said. "The low-end price for a
' single-family home really went up. You're really in the low [$200,OOOs]
for a home you could have bought five years ago in the mid [$1 OO,OOOs].
' That's amazing." He said he's also amazed that that people can afford to
buy at such prices.
�
'
�
One reason might be that "Minnesota has a very high rate of tw�o-earner
households," Anderson said.
At the start of 2003, 17,618 homes were listed for sale in the 13-county
azea, an increase of 2,243 from a year earlier. But that rise was
accompanied by an increase in sales, an unusual trend. Normally, an
increase in one would mean a decrease in the other.
A big supply of houses for sale means that sellers must be realistic.
' "Early in 2002, even before spring, we had multiple offers, and if you
were relatively close on your price, you'd usually get it -- or more,"
Jorgensen said. Now, sellers must "be careful to price appropriately."
lJ
LJ
�
'
Smaby said: "A lot of sellers still are thinking aggressively about their
list price when we're encouraging them to be more realistic." But she
emphasized that good properties that are priced well and show well still
can draw multiple offers.
She said the inventory should keep the market more balanced than in
previous years, when it strongly favored sellers. "Buyers won't need to
decide as quickly about making an offer for one of the largest
investments they ever make;" she said.
Cylkowski and Heitz sense some uncertainty about the economy and a
' possible conflict with Iraq, but Heitz expects a strong year, and
Cylkowski expects the market to pick up steam after the Super Bowl, as
usual.
i�
��
'
�
'�
"Right now, there's a lot of inventory, and interest rates are low, so
buyers lack a sense of urgency," Jorgensen said. "I think if rates went up
to 7 percent, that would get people moving." If rates jump to 8 or 9
percent, "I think people still will continue to move, but it'll be an
adjustment."
He said many people "who took advantage of the low rates to refinance
are likely to stay put because they like their rate. ... I think 2003 is
going to be a good year -- no big movement up or down."
Page 2 of 3
, http://www.startribune.com/stories/417/3594777.htm1 4/8/03
2002 had a record number of home sales
— Neal Gendler is at �e�zdlen'ciLstcrrtrrhune.cof�i.
Iaxes—? �
Return to top
O Copyriaht 2003 Star Tribune. All rights reserved.
http://www. startribune. com/stories/417/3 5 94777.htm1
Page 3 of 3
4/8/03
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