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04/14/2003 A&E BOARD - 46272003 LOCAL 60ARD OF APPEAL AND EQUALIZATION APRIL 14, 2003 APRIL 28, 2003 0 ' ' ' 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 L�' ' ' LJ � 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 ' ' � , ' 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%. � ' 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 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.) ' ' ��' �;I ' ' �� i� ' ll � ,� ' ' I , � � , � ' C� ' ' 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 ' � � �II r i C' 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 � �r� � I ' I ' �� � ' � _l � � ' I ' 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. 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'..., � c�3 � � �i � . � � . r..� � O U � � � N � r--� � . r..� � � � 4� � O � � `�h��1 0 -� • � • •• 4� � � O � .� � � � .� � � O U N � � � � � .� � � � � � O . � 00 N � . ,--� � � � � O � O .� c�3 .� C� � � W � � c� 4� � � � � �' ; � 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� ' �J � � C', I ' �� � , Il � ' � �� ' ' ' ' ' 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 � ' � � ' � L�I'' ' LJ 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 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. � ' � I ' 1 1 � ' ' � ' 1 ' ' ' LJ ' ' 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. ' �I!� ' � ' 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: I� ' ' 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. 1 ' I ' I � I ' ' ' ' ' ' ' � ' ' ' ,� � 4 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 ' ' FIVE-YEAR RESIDENTIAL SALE HISTORY (January 1- December 31) ' ' 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 ' � ' , ' � ' I� �J C�'! news - freetime - travel homezone cars - shopping - working buying & selling - building - r2nting - financing - home & garden buying & selling tools� find a home find an agent demographic profiles school profiles building tools find new construction 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. mortgage ' calculator remodeling calculators ' ' �,i ' home � garde n homes gardens contact us corrections feedback talk 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 � Twin C prices 6 Relief t in 200� ahead � Boomii attachE expect contin� 6 Metro-� prices set rec 6 Januar sale cic but act record Utititie: � Email t � Print tr 6 Make � homep Search � News Find it! More searcr ' 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. 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O N � 1� � � CD N � � � R M �l") � CO M N N (D '7 � � � t0 N M � a0 O h OD (O (O a0 (O .- t� v � v � � co �n rn n .- � co co co r �n v �n cc � co v � co �n 0 0 M � rn m a M O 0 N 0 U � T <o � C O � � ¢ Q U a \ a \° \° \° \° \ \° \° \° \° o \° \° \° \° \° \° \° \ \° \° \ o \° \° \° 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O N M M M � tn (p (D I� 1� Op � O O N M M M M at N N N N N N N N N N N N N M M M th fh M M ('7 M M M C') M Kj W a0 GO 00 00 QO CO CD CO 00 00 a� 00 GO OD 00 N 00 00 CO aD OD c0 a0 CO OO � W M � M N tn � � '7 (D � N f� N ln V � � tn � � (O C �h 4� N N N N N N N N N N N N N N N N N N N N N N N N N N N � o 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 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 0 W R I� V' M .- O� M O CO 4") �!7 N CO O O c'7 O I� a0 O �A O N u� M CO I� c"> � I� O� st � N N CO O� ln N M fD �A 1� M N ln � a0 M CO 1� in M M �7 M � � c'7 CO �7 Q� ch CO � � M � � sT V a0 t0 V � � � tfl N � ffi d3 EA fR H9 fA tA 69 E9 69 M V� V3 69 69 Vi Vi EA Ei9 4'> EA EA V! 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