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04/12/2004 A&E BD - 4601� ' LJ 1 1 1 1 1 2004 LOCAL 60ARD OF 1 APPEAL AND EQUALIZATION 1 � � � � � � � � �� APRIL 12, 2004 TO: William Burns, City Manager Rick Pribyl, Finance Director Mayor and City Council Member FROM: Mary M. Smith, Assessor DATE: April 5, 2004 SUBJECT: 2004 Pay 2005 Assessment This is to inform you and the members of the Council, sitting as representatives of the Board of Appeal and Equalization, of the procedures used to accomplish this year's assessment. The Board meeting is scheduled for April 12, 2004 at 7:00 P.M., in the Council Chambers. If items cannot be resolved at the meeting property owners may bring their case to the County Board of Appeal and Equalization. Residential A study by the County Assessor of 402 sales of single-family, townhomes, and double bungalows along with 16 condominium sales that took place from October 1, 2002 through September 30, 2003, 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 within the County Assessor's recommended ratio of 94% to 95% (the State's ratio requirement is 90% — 105°/o) a number of adjustments were made. Primarily, basic residential structure values were increased 8%. Additionally, 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. Together, all the adjustments made this year have caused changes of 7— 12°/o in overall residential and townhome market values. This increase is approximately the same as last ' ' year's increases of 5— 15°/o. Along with this double bungalows saw increases in both structure and land values resulting in increases of up to 26%. COMMERCIAU INDUSTRIAL There were four commercial/industrial sales this year that were considered arm-length sales. As a result of all sales within Anoka County rates on all types of commercial and industrial properties were increased. Increases were made to the rates used by the county's CAMA system for each particular building type. The overall value increases averaged between 5-12%. APARTMENTS This year there were six sales of apartment complexes that were considered arm-length sales. As a result of these sales, minor changes were made regarding apartment values. Essentially, 4 plexes which have seen great increases over the past three years experienced no increase whereas the increase on larger unit buildings averaged approximately 8— 12%. These Increases were incorporated into the rates used by the county's CAMA system. ' ' 1 ' ' 1 ' , 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 Monday, April 12, 2004, for the purpose of reviewing and correcting the assessment of said city for the year 2005. 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 corrected. 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 23rd day of March, 2004. Debra A. Skogen, City Clerk (Published in the Fridley Sunfocus April 1 and 8, 2004.) �� �� 2004 BOARD OF APPEAL AND EQUALIZATION CITY OF FRIDLEY APRIL 12, 2004 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 2004 estimated market value and classification of their property, payable 2005. If the Local Board of Appeal and Equalization does not resolve the property owners concerns, they may bring their case to the County Board of Appeal and Equalization. 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 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 shall review the assessment or 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 �I ' 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 made. The notice of estimated market value and property class for property taxes payable in 2005 was included with the Statement of Property Taxes Payable in 2004. 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 14, 2004 at the Anoka County Government Center. The appeal may also be carried on to the State Tax Court. 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 appeal procedure for property owners who want to challenge the estimated market value or classification of their property. As the Board of Appeal and Equalization, the City Council has the ability to change values or 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 shail 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 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 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 properties. • 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 current assessment. This year the Board will review the cases for the 2004 assessment for taxes payable in 2005. • 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. 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 2004 assessment. CITY OF FRIDLEY PROPERTY APPEAL FORM Welcome to the Fridley Board of Appeal and Equalization The purpose of the Board of Appeal and Equalization is to establish the market value and classification of property as of January 2, 2004, not the level of property taxes or the percent of value increase from the previous year. The market value is the most probable price expressed in terms of money that a property would bring if sold in a tY ip cal, competitive, o�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: BUS: Do you dispute the value or classification of your property? ❑ Value ❑ Classification ❑ Both Assessor's valuation of property: Owner's estimated valuation of property: List the reasons 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: OUTCOME OF MOTION: I' TO: William Burns, City Manager Rick Pribyl, Finance Director FROM: Mary M. Smith, Assessor Lynn Krachmer, Appraiser DATE: April 5, 2004 SUBJECT: 2003 Residential Reappraisal / 2004 Estimated Market Value The total number of parcels reviewed during the 2003 reappraisal was approximately 2,156. These single-family homes, double bungalows and townhomes were located south of 57tn Avenue, north of the City of Columbia Heights, east of the railroad tracks to New Brighton city limits. Of this total, approximately 1,000 are single-family homes along with 1,156 double bungalows, townhomes and condominiums. Each of the 2,156 parcels was initially visited. If the property owner was not home or unavailable they were left with a tag listing our phone number to call and set up an appointment. If there was no response from the tags within a month, letters were sent to the residents of the properties stating that unless there is a response within 30 days an estimated value will be placed on their property (the values are actually estimated at year end) and that this may result in a high valuation that cannot be removed until the property has been inspected. The number of homes that were physically reviewed totaled 1,842 with the remaining 314 parcels being estimated at year-end. This number compares with the 317 parcels out of a total of 2,179 estimated in 2002. The process used for estimating values is as follows: • Changing the flat charges (i.e. fireplaces, decks, brick etc.) to reflect the same changes we made to viewed properties. • Check for basement finishing. If there was none listed, we added the total square footage as basement finish. If there was finishing listed we also changed the square footage listed to include the total square footage and increased the value by 2 grades (up to $15.50/square foot). • Increased the effective year by 3— 6 years. This would in turn depreciate the property less. • if there was a condition observed placed on the property in prior years we removed it. (This would be due to interior/exterior poor condition, structural problems or being overbuilt for area.) After these adjustments were made to the parcels the net effect was an overall increase of $20,000 to $25,000. In order for the owners of these properties to appear before the 2004 Board of Appeal and Equalization they will need to have us physically review their property and make necessary adjustments if needed. At that time, if they still disagree with the value they may appear before the Board of Appeal and Equalization. 2004 ASSESSMENT FOR TAXES PAYABLE IN 2005 Below is a summary of the changes that took place during the 2003 reappraisal affecting the January 2, 2004 estimated market value for taxes payable in 2005. Due to the continued strong housing market and low interest rates, the home values throughout Fridley continued to rise. The length of time that homes were on the market was observed to be approximately 3- 6 weeks. The housing market remained strong throughout the entire Metro area as noted in many newspaper articles during the year. The City of Fridley had 329 sales of residential, double bungalows, townhomes, and condominiums from January 1St to December 31St 2003, which is the same as last year. Countywide increases of 8% in base rates for all types of residential property took place in the fall. This increase was followed by an adjustment to the depreciation table and a substantial land increase. At year-end we review the sales ratio report, which is an indicator of where our values are in comparison to the sales that have occurred city wide from October 1, 2002 to September 30, 2003. These sales are categorized by land zones also known as PCA classifications. In Fridley there are 9 zones that are used for residential homes. Townhomes are broken into 7 zones, condo's 1 zone, and double bungalows 1 zone. This is to say that "like neighborhoods" are in the same land zone. This year we found that besides the county increases that occurred during the year, individual land zones had to be adjusted accordingly to bring the median sales ratio to 94.4 — 94.5% (County requirement). Most zones therefore, experienced increases ranging from 7% to 12%. The highest increases of approximately 26% occurred with the double bungalow properties, with increases of 8— 12% occurring in the starter type neighborhoods. The average zone increases were as follows: Zone 1 = 10% Zone 2 = 8°/a Zone 3 = 8°/a Zone 4 = 10% Zone 5 = 8% Zone 6 = 12% Zone 7 = 8% Zone 8 = 7% Zone 9, which encompasses properties that lie on water, were also increased according to whether properties were on the river, creeks, or lakes. As detailed above, the increases that took place between the base and land values increased the overall property values. The net result has been increases ranging from 7% to 12% in some areas of the city. The value increase ranges from $10,000 to $30,000+. Average Overall Increases by Zones: Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 Zone 6 Zone 7 Zone 8 Zone 9 Area of City Not viewed in 2003 8 - 10% 7 - 8% 7 - 8% 10 - 12% 7 - 8% 10 — 12% 7 - 8% 7% 2 - 4% Southern '/ Viewed in 2003 15-20% 15-20% 15-20% 15-20% 15-20% 15-20% Land and base rates for doubles were also increased due to sales ratios. This resulted in value increases of approximately 22 - 26% for the properties viewed and 15 to 18% for those in the remainder of the city. Townhomes also experienced this increase in both land and building value. This increase ranged from 7- 16% depending on the type and location of the townhome. Innsbruck Townhomes (as an example) experienced increases averaging 15 — 16%. The condos had an increase due to the sales information available. Black Forest condos received an increase of 26% for the units and 20% increase for the garage units. The total results in this process were considerable property increases from January 2, 2003 to January 2, 2004. Every property throughout Fridley experienced some sort of increase. The following page displays the various land zones (PCA classifications) for residential properties throughout Fridley. LEGEI� PCA Classification 0 2111 0 2112 0 2113 0 2114 � 2115 � 2116 � 2117 � 2118 � 2119 - 2311-2318 � 2219 � Non-residen 0 Right-Of-Wa � Railroad Water Featu it it I ' FIVE-YEAR RESIDENTIAL SALE HISTORY (January 1 - December 31) ' 1999 (As of March 15, 2000) 'TOTAL # OF SALES* AVERAGE SALE AVERAGE EMV ,AVERAGE RATIO % +/- FROM PRIOR YR '2��� (As of March ] 2, 2001) TOTAL # OF SALES* 'AVERAGE SALE AVERAGE EMV AVERAGE RATIO ' % +/- FROM PRIOR YR 2001 ' (As of March 18,2002) TOTAL # OF SALES* AVERAGESALE 'AVERAGE EMV AVERAGE RATIO % +/- FROM PRIOR YR 343 $128,950 $106,501 82.9% 328 $140,097 $113,936 81.9% 308 $159,831 $126,879 79.7% ' 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 , 2003 (As of April 5, 2004) ' TOTAL # OF SALES* 313 AVERAGE SALE $193,549 �AVERAGE EMV $164,586 AVERAGE RATIO 85.6% % +/- FROM PRIOR YR *Condos not included in total number of sales I ' I ' Residential Townhomes Doubles Condos 266 $132,571 $110,615 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 $ l 50,098 85.0% %.g% 248 $197,982 � 169,270 86.0% 11.2% 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% 57 $165,684 $141,063 85.1% 3.4% 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% 8 $255,241 $187,275 74.2% 18.4% 29 47,240 38,593 82.76% 14.9% 18 $62,920 $46,411 75.25% 33.2% 22 $69,853 $52,658 78.79% 11% 16 $73,815 $58,300 79.65% 5.7% 28 $86,900 $67,200 74.66% 17.7% � �° - i' • � 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 � N I� a0 N O M � c0 � � N M (D � 00 O� O N V � C� cD O? 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