04-11-2022 Local Board of Appeals and Equalization
LOCAL BOARD OF APPEAL AND
EQUALIZATION MEETING
April 11, 2022
7:00 PM
Fridley City Hall, 7071 University Avenue N.E.
The City of Fridley will not discriminate against or harass anyone in the admission or access to, or
treatment, or employment in its services, program, or activities because of race, color, creed, religion,
national origin, sex, disability, age, marital status, sexual orientation or status with regard to public
assistance. Upon request, accommodation will be provided to allow individuals with disabilities to
d
any interpreter or other persons with disabilities who require auxiliary aids should contact Roberta
Collins at (763) 572-3500. (TTD/763-572-3534).
AGENDA
CALL TO ORDER
ADOPTION OF REGULAR AGENDA
REGULAR AGENDA ITEMS
NEW BUSINESS
1.LBAE Resolution No. 2022-01, Approving the Equalization of Assessed Valuations of Real and
Personal Property in the City of Fridley
ADJOURN
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AGENDA REPORT
Meeting Date:April 11, 2022 Meeting Type:Local Board of Appeal and Equalization
Submitted By:Patrick D. Maghrak, City Assessor
Brian T. Northenscold, Appraiser
Title
LBAE Resolution No. 2022-01, Approving the Equalization of Assessed Valuations of Real and Personal
Property in the City of Fridley
Background
Pursuant to Minnesota Statute §274.01, the Local Board of Appeal and Equalization (LBAE) of the City
of Fridley (City) meets annually to determine whether taxable property in the City has been properly
valued and classified by the City Assessor (Assessor) and to consider appeals and adjustments as
needed.The LBAE examines any appeals from property owners for the current year valuation or
classification. Anoka County (County) mailed a notice of valuation to all property owners on March 21,
2022,andthe City publisheda public notice on April 1, 2022,in the Official Publication(Exhibit A) and
on the City website.
The Assessor communicated with any appellants and attempted to resolve any valuation concerns. If
the two parties could not come to an agreement, the property owners were asked to appear before the
LBAEand present a formal appeal. If the appellant was unable to attend the LBAE, they may enter a
written appeal into therecord and preserve their right to appealto the County Board of Appealand
Equalization (CBAE).
An appeal must be substantiated by facts, along with the property owners being prepared to answer
questions posed by the LBAE. If the Assessor had a chance to review the property prior to the meeting,
the Assessor can present facts and information after the property owner, along with a recommendation.
At that time, the LBAE may decide based on the information presented. Three possible courses of action
may be taken: 1) affirm, 2) reduce,or3)increase the 2022Estimated Market Value (EMV). If the Assessor
has not reviewed the property prior to the meeting, the LBAE should ask the Assessor to review the
property and present their findingsto the LBAE at a reconvened meeting. If the LBAE does not resolve
their concerns of the appellant(s), they may appeal to the CBAE, which will be held on June 13, 2022,at
6:00 p.m.at the Anoka County Government Center.
As of April6, 2022, staff identified threeproperties requiring adjustments totheirEMVs (Exhibit B) and
nopropertiesrequested anappeal to the CBAEas of that date(Exhibit C). The LBAE may modify these
exhibits after holding their public hearings. Staff also preparedthe annualLBAE report(Exhibit D), which
includes salesdata, a map of the reassessment area, performance measures and other information
relatedto the property assessment process.
Vision Statement
We believe Fridley will be a safe, vibrant, friendly and stable home for families and businesses.
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Recommendation
Staff recommend the approval of LBAE Resolution No. 2022-01.
Focus on Fridley Strategic Alignment
Vibrant Neighborhoods & Places Community Identity & Relationship Building
X Financial Stability & Commercial Prosperity Public Safety & Environmental Stewardship
Organizational Excellence
Attachments and Other Resources
!Local Board of Appeals and Equalization Resolution No. 2022-01
!Exhibit A: Affidavit of Publication
!Exhibit B: List of properties with adjusted 2022 EMV approved by LBAE
!Exhibit C: List of properties authorized to appeal to the CBAE
!Exhibit D: LBAE Report
Vision Statement
We believe Fridley will be a safe, vibrant, friendly and stable home for families and businesses.
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Resolution No. 2022-01
Approving the Equalization of Assessed Valuations of Real and Personal Property as
Recommended by the Local Board of Appeal and Equalization for 2022
Whereas, the Local Board of Appeal and Equalization (LBAE) convened and conducted a public
hearing on April 11, 2022 to consider appeals to the classification and/or estimated market value
(EMV) assessment of properties located within the City of Fridley (City); and
Whereas, the EMV is an overview of the 2022 assessments and informs the LBAE of the
compliance with State laws and regulations pertaining to the reappraisal and analysis of market
conditions; and
Whereas, the property owners listed in Exhibit A either resolved their respective appeal regarding
their property with the City Assessor or attended the LBAE meeting on April 11, 2022 to appeal
the classification and/or EMV assessment of their properties within the City; and
Whereas, following the completion of its hearings, the LBAE fixed and approved the assessed
EMV to each property listed in Exhibit A and submitted the same to the City Clerk; and
Whereas, the LBAE was unable to reach consensus regarding those appeals listed in Exhibit B,
preserving the right of those appellants to appeal to the Board of Appeal and Equalization for
Anoka County; and
Now, therefore be it resolved, that the Local Board of Appeal and Equalization of the City of
Fridley hereby accepts and approves the 2022 report of the City Assessor; and
Be it further resolved, that the Local Board of Appeal and Equalization hereby approves the
adjustments in estimated market value outlined in Exhibit A; and
Be it further resolved, that the Local Board of Appeal and Equalization hereby acknowledges and
affirms those properties outlined in Exhibit B, preserving the rights of those appellants listed therein
to proceed to the Board of Appeal and Equalization for Anoka County.
Passed and adopted by the City Council of the City of Fridley this 11th day of April, 2022.
_______________________________________
Scott J. Lund Mayor
Attest:
Melissa Moore City Clerk
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Exhibit A
Estimated Market Value (EMV) Changes
Parcel
Property Identification Original Adjusted
No. Owner(s) Name Property Address Number 2022 EMV 2022 EMV
1 Sonam T (Kalsong)
Kyoh 1475 66th Ave 13-30-24-13-0061 $ 528,800 $483,200
2 1250 East Moore
Ron Novak Lake Drive 13-30-24-34-0038 $ 4,914,700 $4,524,300
3 Robert and Cheryl
Adams 415 - 63rd Ave NE 14-30-24-31-0027 $ 455,800 $406,000
4
5
6
7
8
9
10
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Exhibit B
County Board of Appeal and Equalization Acknowledgements
No.
Property Owner(s) Name Property Address Parcel Identification Number
1
2
3
4
5
6
7
8
9
10
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Exhibit B
INSPECTION ADJUSTED
DATEOWNER/CALLERADDRESSPINPROPERTY TYPEISSUES/QUESTIONSDATE2022 EMV2022 EMV
Sonam T 13-30-24-13-
4/5/2022(Kalsong) Kyoh1475 66th Ave0061RESIDENTIALValue too high4/4/2022 $ 528,800 $483,200
Large value increase
and the 2nd floor
1250 East Moore 13-30-24-34-office vacancy is
4/1/2022Ron NovakLake Drive0038COMMERCIALhigh…+/- 24%4/5/2022 $ 4,914,700 $4,524,300
Robert and Cheryl 14-30-24-31-Large value increase
4/1/2022Adams415 - 63rd Ave NE0027RESIDENTIALand percentage4/4/2022 $ 455,800 $406,000
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Exhibit C
INSPECTION ADJUSTED
DATEOWNER/CALLERADDRESSPINPROPERTY TYPEISSUES/QUESTIONSDATE2022 EMV2022 EMV
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2022
Board of
Equalization
Meeting
Fridley, Minnesota April 11, 2022
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Board of Equalization Meeting
Fridley, MinnesotaApril 11, 2022
Table of Contents
Assessment Calendar 2022..................................................................................................................................2
Assessment & Valuation Timeline Roll 2022/Pay2023…………………………………………………………….3
The 2022Assessment.............................................................................................................................................4
2022Quintile Map...................................................................................................................................................5
Reassessment............................................................................................................................................................6
Market Value.............................................................................................................................................................6
Authority of the Local Board of Equalization................................................................................................7
Market Values........................................................................................................................................................10
CREV Breakdown for Roll 2022Study...........................................................................................................11
Monthly Sales During the Sales Study..........................................................................................................13
Monthly Sales 2020-2021..................................................................................................................................14
Assessment Year 2020-2021Market Value Comparison.......................................................................15
Residential Appraisal System...........................................................................................................................16
Sales Studies...........................................................................................................................................................16
Residential Appraisal System...........................................................................................................................17
Sales Statistics Defined.......................................................................................................................................17
Appeals Procedure...............................................................................................................................................18
Informal Appeal.....................................................................................................................................................18
Local Board of Equalization..............................................................................................................................18
County Board of Appeal and Equalization..................................................................................................18
Minnesota Tax Court...........................................................................................................................................19
Sample Valuation Notice...................................................................................................................................20
Minnesota Statutes..............................................................................................................................................21
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Board of Equalization Meeting
Fridley, MinnesotaApril 11, 2022
Assessment Calendar
2022Market Values for Property Established
January 2
February 1Final Day to File for an Exemption from Taxation
March 1Final Day to Deliver Assessment Records to County
March 212022 Valuation Notices Mailed
April 11Local Board of Appeal and Equalization (7:00 PM)
April 30Final Day to File a Tax Court Petition for 2021 Assessment
May 15First Half Payable 2022Taxes Due
May 15Final day to pay first half of personal property taxes
Final date for Manufactured homes assessed as personal property to
May 29
establish homestead
June 13County Board of Appeal and Equalization (6:00 PM)
July 12022 Assessment Finalized
July 1Date by which taxable property becomes exempt
August 15Final Day to File for 2021 Property Tax Refund
August 31Final Day to Pay the First Half Manufactured Home Taxes
October 1Final Day to File for 1b (Blind/Disabled) with Commissioner of Revenue
October 152022 Abstract to the Department of Revenue
October15Second Half Payable2022 Taxes Due
November 24Anticipated Day to mail 2023Proposed Tax Notices
December 31Last Day to Establish Homestead for 2023
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Assessment &Valuation Timeline Roll 2022/Pay2023
October 1, 2020,through September 30, 2021
Sales are analyzed and then qualified for the sales ratio study.Qualified sales will be
used to determine the changes needed to reach the target level of assessment.
April 30, 2021,through September 30, 2021
Quintile Inspection of 20% of the city, and property data cards updated to reflect
current condition and any new construction.
October 1, 2021,through December 30, 2021
Inspection of prior years’ permit work that was not complete and inspection of new
permit work for the current year.
Ratio reports are run to determine the current level of assessment and the percentage
changes needed in the land and improvements to meet the target level of assessment.
January 2, 2022
The EstimatedMarketValue is effective as of this date.
March 21, 2022
Tax Statement and Value Notices sent. Staff fields calls from owners at this point as
the first step in the appeal process.
April 11, 2022
The Local Board of Appeal and Equalization meets to hear owner appeals of valuation
or classification.
June 13, 2022
The County Board of Appeal and Equalization meets to hear owner appeals unresolved
at the local level.
July 1, 2022
The 2022valuation and classification are certified.
November 24, 2022
Truth in Taxation notices is sent. Staff fields calls from ownersand directs them to the
appropriate taxing authority.
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Board of Equalization Meeting
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The 2022Assessment
The 2022assessment should reflect2021market conditions. Sales of property are constantly
analyzed to chart the activity of the marketplace. The Assessing staff does not create value;
they only measure its movement.
Assessing property values equitably is part science, part judgment and part communication
skill.Training as an assessor cannot tell us how to find the "perfect" value of a property, but it
does help us consistently produce the same estimate of value for identical properties.That
after all, is the working definition of equalization.
As of January 2, 2022, there were 10,483parcel/accounts in the City of Fridley (City).This total
includes:
8740residential parcels.
574non-taxable parcels.
507commercial and industrial parcels.
188apartment/nursing home parcels.
414manufactured home accounts.
13personal property accounts.
17railroad parcels.
26tax forfeitparcels.
4utility parcels.
Current state law mandates that all property must be re-assessed each year and physically
reviewed once every five years. The City also inspects all properties with new construction each
year.During 2021, the City reviewed 1,676taxable properties and verified appraisable items
that determine value. Where staff did not receive a response to request for interior inspection,
an estimate of value was made based on what was found to be typical for the neighborhood.
The City also reviewed 574non-taxable properties in 2021.
A map illustrating the areas recently reviewed by the Assessorsand those areas to be visited
in the future may be found on the following page. The area in blueis under review this year,
while the area shaded in orangewas the subject of last year’s review.
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2022Quintile Map
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Reassessment
State Statute reads: "All real property subject to taxation shall be listed and reassessed every
year with reference to its value on January 2nd preceding the assessment." This has been done,
and the owners of property in Anoka County have been notified of any value change.
Minnesota Statute 273.11 reads: "All property shall be valued at its market value."
It further states that "In estimating and determining such value, the Assessorshall not adopt
a lower or different standard of value because the same is to serve as a basis for taxation, nor
shall the assessor adopt as a criterion of value the price for which such property would sell at
auction or at a forced sale, or in the aggregate with all the property in the town or district; but
the assessor shall value each article or description of property by itself, and at such sum or
price as the assessor believes the same to be fairly worth in money." 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 should affect the assessor's value and the subsequent
action by the Board of Appeal and Equalization.
Market Value
Market value has been defined many ways. One way used by many appraisers is outlined
below.
The most probable price that a property should bring in a competitive and open market under
all condition’srequisite to a fair sale, the buyer and seller each acting prudently and
knowledgeably, and assuming the price is not affected by any undue stimulus. Implicit in this
definition are the consummation of a sale as of a specified date and the passing of title from
seller to buyer under conditions whereby:
1.Buyer and seller are typically motivated.
2.Both parties are well informed or well advised andacting in what they consider their
own best interests.
3.A reasonable time is allowed for exposure in the open market.
4.Payment is made in terms of cash in U.S. dollars or in terms of financial arrangements
comparable thereto.
5.The price represents the normal consideration for the property sold unaffected by
special or creative financing or sales concessions granted by anyone associated with
the sale.
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Authority of the Local Board of Equalization
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.It is the duty of the
Assessor to assess all real and personal property, except that which is exempt or taxable under
some special method of taxation.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 is
listed on the tax rolls and that all assessments are 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 has been assessed.If any property is undervalued in
relation to the other property on the assessment record, the owners of the other property are
called upon automatically 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.
Minnesota Statutes Section 274.01 provides that the council of each city shall be or appoint a
Board of Appeal and Equalization (Local Board). The charter of certain cities provides for the
establishment of a Local Board.The provisions of Section 274.01 and this regulation apply to
all Boards of Appeal or Boards of Equalization.
The 2003 Legislature enacted State Statute 274.014, which requires that there be at least one
member at each meeting of a Local (beginning in 2006) who has attended an appeals and
equalization course developed or approved by the Commissioner of Revenue within the last
four years.
Section 274.01 states the county assessor shall fix a date for each Local Board to meet for the
purpose of reviewing the assessment of property in its respective town or city.The county
assessor is required to serve written notice to the clerk of each of such bodies on or before
February 15thof each year.
These meetings are required to be held between April 1st and May 31st; and the clerk of the
Local Board is required to give published and posted notice at least ten days before the date
set for the first meeting.
The Local Board of any city, unless a longer period is approved by the Commissioner of
Revenue, must complete its work,and adjourn within twenty days (20) from the time of
convening specified in the notice of the clerk.No action taken aftersuch date shall be valid.
A request for additional time tocomplete the work of the Local Board must be addressed to
the Commissioner of Revenue in writing.The Commissioner's approval is necessary to legalize
any procedure afterthe expiration of the twenty-dayperiod.
The Commissioner of Revenue will not, however, extend the time for Local Boards to meet
beyond the time when the County Board of Equalization meets, which is in the first two weeks
of June.
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The authority of the LocalBoard extends over the individual assessments of real and personal
property.The Local Board does not have the power to increase or decrease by percentage all
the assessments in the district of a given class of property.Changes in aggregate assessments
by classes are made by the County Board of Equalization.
Although the Local Board has the authority to increase or reduce individual assessments, the
total of such adjustments must not reduce the aggregate assessment made by the Assessor
by more than one percent of said aggregate assessment.If the total of such adjustments does
lower the aggregate assessment made by the Assessor by more than one percent, none of the
adjustments will be allowed.This limitation does not apply, however, to the correction of
clerical errors or to the removal of duplicate assessments.
The Local Board does not have the authority in any year to reopen former assessments on
which taxes are due and payable.It only considers the assessments that are in process in the
current year.Adjustment can be made only by the process of abatement or by legal action.
In reviewing the individual assessments, the Local Board may find instances of undervaluation.
Before it can raise the market value of property, it must notify the owner.The law does not
prescribe any formof notice except that the person whose property is to be increased in value
must be notified of the intent of the Local Board to make the increase.The Local Board
meetings assure a property owner an opportunity to contest any other matter relating to the
taxability of their property.It is required to review the matter and make any corrections that
it deems just.
When a Local Board convenes, it is necessary that a majority of the members be in attendance
in order that any valid action may be taken.The local assessor is required by law to be present
with their assessment books and papers.They are required also to take part in the proceedings
but has no vote.In addition to the local assessor, the county assessor or one of their assistants
is required to attend.The Local Board should proceed immediately to review the assessments
of property.It should ask the local assessor and county assessor to present any tables that
have been prepared, making comparisons of the current assessments in the district.The
county assessor is required to have maps and tables relating particularly to land values for the
guidance of Boards of Appeal and Equalization.Comparisons should be presented of
assessments of types of property with previous years and with other assessment districts in
the same county.
It is the primary duty of each Board of Appeal and Equalization to examine the assessment
record to see that all taxable property in the assessment district has been properly placed
upon the list and valued by the assessor.In case any property, either real or personal, has been
omitted; the Local Board has the duty of making the assessment.
The complaints and objections of persons who feel aggrieved with any assessments for the
current year should be considered very carefully by the Local Board.Such assessments must
be reviewed in detail and the Local Board has the authority to make corrections it deems to
be just.The Local Board may recess from day to day until all cases have been heard.If
complaints are received after the adjournment of the Local Board, they must be handled on
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Board of Equalization Meeting
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the staff level; as a property owner cannot appear before a higher board unless he or she has
first appeared at the lower board levels.
Pursuant to Minnesota Statute 274.01: the Local 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 non-resident may file written objections to their assessment with the county assessor prior
to the meeting of the Local Board.Such objections must be presented to the Local Board for
consideration while it is in session.
Before adjourning, the LocalBoard should cause the record of the official proceedings to be
prepared.The law requires that the proceedings be listed on a separate form which is
appended to the assessment book.The assessments of omitted property must be listed in
detail and all assessments that have been increased or decreased should be shown as
prescribed in the form.After the proceedings have been completed, the record should be
signed and dated by the members of the Local Board.It is the duty of the county assessor to
enter changes by the Local Board in the assessment book of each district.
The Local 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 that is possessed jointly by the individual members of a Local Board.
The County or State Board of Equalization cannot give the detailed attention to individual
assessments that is possible in the session of the Local Board.The faithful performance of duty
by the Local Board will make a direct contribution to the attainment of equality in meeting the
costs of providing the essential services of local government.
The 2022assessment should reflect market conditions for “FairMarket” sales from the period
October 1, 2020,through September 30, 2021. These sales represent the motivations of typical
buyers and sellers acting in their own best interest,free from undue influence.These sales
were measured against assessed values at the time of each transaction and the resulting ratios
were used to indicate any changes necessary to achieve the target level of assessment.The
final step in the process is to time adjust the sales with Minnesota Department of Revenue
trend informationand make any needed adjustment to assure compliance with state required
levels of assessment.
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Market Values
After thorough studies of the sales in the marketplaceare conducted, the Assessor established
the assessed value of all real property. During the 2021study period, the cityrecorded 614
sales, of which staff considered 389to be "arms-length" sales used to determine new market
value.
In accordance with the results of these sales studies, upward adjustmentsto residential
propertieswere made in all areas of the City with certain neighborhoods having larger
increases than others.Entry level housing continues to be a strong performer as it has been
for the past four years. Most notable to staff was the sharpincrease in volume of sales from
$300,000 to $400,000. Last year there were 60 sales in this bracket compared with 167 in the
Roll 2022 study period. That represents a 21.84% increase in sales volume and the average
sales price jumped 13.21%.
As was the case last year, the supply of homes for sale was very low creating a “sellers’” market
where multiple offers were typical as were offers over list price. Overall sales volume wasup
22%compared to the 2020market, while the average sales price was up by 13.5%per North
Star Multiple Listing Service (MLS). Minnesota Department of Revenue statistics suggestsa
13.0%-timetrend for the 2022assessment; trends are used to adjust sales up to the date of
assessment, which combined with local effort led to a median value increase of 20.23%.
As of March 14, 2022, there were only 15homes listed for sale within North Star MLS and of
those, sevenhad purchase agreements under contingency. Of the remaining eighthomes, two
are coming soon listings and six have been on the market zero to six days.This is an
extraordinary short supply that signals another “sellers’” market.
Sales in the first six months of the 2023assessment study period have been strong. There have
been 163valid sales with fourin the under $100,000 range, 22in the $100,000 to $200,000
range, 108sales in the $200,000 to $300,000 range, 24sales in the $300,000 to $400,000 range
and fivesales over $400,000. When compared with the first 6 months of the 2020assessment
study period, the average selling price is up 8.9%,the average market time is down 38.4%
from 26days to 16days, and sellers are getting just under103% of the listing price compared
to just over 100% last year.
Change in Property Values 2021vs. 2022
Residential value increased from $1,998,361,800in the 2021assessment to a 2022value of
$2,395,849,900. Commercial/Industrial value increased from $1,037,737,200in 2021to
$1,131,633,300in 2022; and Apartments increased from $377,426,500in 2021to a 2022value
of $497,274,200.As a result of these changes, the time adjusted ratio for the 2022assessment
was 94.46%with a coefficient of dispersion (COD) of 6.43for residential properties,
commercial properties were at 97.64% Countywide, Industrial properties at 93.39%and
apartments had a 94.66%ratio.
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CREV Breakdown for Roll 2021 Study
Total Residential Sales614% OfTotal
Qualified Sales38963.4%
Unqualified Sales22536.6%
Rejection Codes and Reasons% OfTotal
#1Old Sale Outside 21-month Study Period0 0.0%
#2Relative Sale, Related Business29 13.0%
#3Government or Exempt Party Sale2 0.9%
#4Partial Interest Sale10.4%
#5Use Change10.4%
#6Unusual Financing, Non-Cash Financing10.4%
#7Physical Change After Assessment Date12656.1%
#8Deed Correction0 0.0%
#9Trade, Gift, Estate Sale Not Exposed to Market198.4%
#10Prior Interest Sale, Lease with Option to Buy1 0.4%
#11DOR Unique Code00.0%
#12DOR Unique Code00.0%
#13DOR Unique Code00.0%
#14CD Payoff, Mortgage Assumption00.0%
#15Foreclosure, Short Sale, Forced Sale, Legal Action1 0.4%
#16Assessor Value for Sale Year Not Available0 0.0%
#17Excessive Non-Real Property0 0.0%
#18Rewrite Terms / Default on CD0 0.0%
#19Relocation, Employee Transfer00.0%
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#20Leaseback Sale for more than 6 months00.0%
#21Bank/HUD sales. Sales not exposed to the mkt.20.9%
#22Less than Min. Down pmt on CD & over 1 year52.2%
#23Sale under Minimum Amount $3,000 / $10,00000.0%
#24Sale of Properties in More than One County00.0%
#25AG Preserve00.0%
#26Not Typical Market Sale3616.1%
#27Court Ordered Value00.0%
#28Nursing Home / Mobile Park00.0%
#29Allocated Sale Price00.0%
#30Assessor Value Restricted by Plat Law00.0%
#31Assemblage10.4%
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Monthly Sales During the Sales Study
Month / QuarterTotal SalesQualifiedUnqualified
October593920
November50 2822
December60 34 26
4th Quarter 2020169101 68
January34 2311
February352015
March391920
1st Quarter 20211086246
April39 2811
May54 33 21
June664719
2nd Quarter 2021 15910851
July6847 21
August482523
September624616
3rd Quarter 202117811860
Annual Totals614389225
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Fridley, MinnesotaApril 11, 2022
Monthly Sales2020-2021
80
68
70
66
62
60
59
60
54
50
48
50
3939
40
35
34
30
20
10
0
14
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2021-2022Market Value Comparison
Other
0.53%
Commercial
Industrial
30.24%
Residential
58.23%
Apartments
11.00%
2021Assessment
PercentofTotalMarketValue
Other
0.45%
Commercial
Industrial
27.99%
Residential
59.26%
Apartments
12.30%
2022Assessment
PercentofTotalMarketValue
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Fridley, MinnesotaApril 11, 2022
Residential Appraisal System
Per State Statute, each property must be physically inspected and individually appraised once
every five years.For this individual appraisal, or in the event of an assessed value appeal, we
use two standard appraisal methods to determine and verify the estimated market value of
our residential properties:
1.First, an appraiser inspects each property to verify data.If we are unable to view the
interior of a home on the first visit, a notice is left requesting a return telephone call
from the owner to schedule this inspection.Interior inspections are necessary to
confirm our data on the plans and specifications of new homes and to determine
depreciation factors in older homes.
2.To calculate the estimated market value from the property data we use a Computer
Assisted Mass Appraisal (CAMA) system based on a reconstruction less depreciation
method of appraisal.The cost variables and land schedules are developed through an
analysis of stratified sales within the city. This method uses the "Principle of
Substitution" and calculates what a buyer would have to pay to replace each home
today less age dependent depreciation.
3.A comparative market analysis is used to verify these estimates. The properties used
for these studies are those that most recently have sold and by computer analysis, are
most comparable to the subject property taking into consideration construction
quality, location, size, style, etc. The main point in doing a market analysis is to make
sure that you are comparing "apples with apples".This will make the comparable
properties "equivalent to" the subject property and establish a probable sale price of
the subject.
These three steps give us the information to verify our assessed value or to adjust it if
necessary.
Sales Studies
According to State Law, it is the assessor's job to appraise all real property at market value for
property tax purposes.As a method of checks and balances, the Department of Revenue uses
statistics and ratios relating to assessed market value and current sale prices to confirm that
the law is upheld.Assessors use similar statistics and sales ratios to identify market trends in
developing market values.
A sales ratio is obtained by comparing the assessor's market value to the adjusted sales price
of each property sold in an arms-length transaction within a fixed period.An "arms-length"
transaction is one that is generated after a property has had sufficient time on the open
market, between both an informed buyer and seller with no undue pressure on either party.
The median or mid-point ratios are calculated and stratified by property classification.
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The final calculation of ratios comes after time adjustments have been appliedto sales as
determined by the Minnesota Department of Revenues time trend studies. This effectively
accounts for market changes throughout the study period and gives an accurate snapshot of
where properties would expect to sell as of January 2nd of the assessment year.
Residential Appraisal System
The only perfect assessment would have a 100% ratio for every sale.This of course, is
impossible. Because we are not able to predict major events that may cause significant shifts
in the market, the state allows a 15% margin of error.
The Department of Revenue adjusts the median ratio by the percentage of growth from the
previous year's abstract value of the same class of property within the same jurisdiction.This
adjusted median ratio must fall between 90% and 105%.Any deviation will warrant a state
mandated jurisdiction-wide adjustment of at least 5%.To avoid this increase, the Anoka
County Assessor requests a median sales ratio of 94.5%. If this level of assessment does not
fall into the state time adjusted level than the County may apply an additional increase in
structure rates to meet the required level.
In Anoka County, we canstratify the ratios by style, age, quality of construction, size, land zone
and value.This assists us in appraising allour properties closer to our goal ratio.
Sales Statistics Defined
In addition to the median ratio, we candevelop other statistics to test the accuracy of the
assessment.Some of these are used at the state and county level also.The primary statistics
used are:
Aggregate Ratio:This is the total market value of all sale properties divided by the total sale
prices.It, along with the mean ratio, gives an idea of our assessment level.Within the city, we
constantly try to achieve an aggregate and mean ratio of 94% to 95% to give us a margin to
account for a fluctuating market and still maintain ratios within state mandated guidelines.
Mean Ratio: The mean is the average ratio.We use this ratio not only to watch our assessment
level, but also to analyze property values by development, type of dwelling and value range.
These studies enable us to track market trends in neighborhoods, popular housing types and
classes of property.
Coefficient of Dispersion (COD):The COD measures the accuracy of the assessment.Itis
possible to have a median ratio of 93% with 300 sales, two ratios at 93%, 149 at 80% and 149
at 103%.Although this is an excellent median ratio, there is obviously a great inequality in the
assessment.The COD indicates the spread of the ratios from the mean or median ratio. The
goal of a good assessment is a COD of 10 to 20.A COD under 10 is considered excellent and
anything over 20 will mean an assessment review by the Department of Revenue.
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Appeals Procedure
Each spring Anoka County sends out a property tax bill. Three factors that affect the tax bill
are:
The amount your local governments (town, city, county, etc.) spend to provide services
to your community,
The taxable market value of your property, and
The classification of your property (how it is used).
The assessor determines the final two factors. You may appeal the value or classification of
your property.
Informal Appeal
Property owners are encouraged to call the appraiser or assessor whenever they have
questions or concerns about their market value, classification of the property, or the
assessment process.
Almost all questions can be answered during this informal appeal process.
When taxpayers call questioning their market value, every effort is made to make an
appointment to inspect properties that were not previously inspected.
If the data on the property is correct, the appraiser canshow the property owner other
sales in the market that support the estimated market value.
If errors are found during the inspection, or other factors indicate a value reduction is
warranted, the appraiser can easily make the changes at this time.
Local Board of Equalization
The Local Board includes the mayor and city council members.
The Local Board meets during April and early May.
Taxpayers can make their appeal in person or by letter.
The assessor is present to answer any questions and present evidence supporting their
value.
County Board of Appeal and Equalization
Toappeal to the County Board of Appeal and Equalization, a property owner must first appeal
to the Local Board of Appeal and Equalization.
The County Board of Appeal and Equalization follows the Local Board of Appeal and
Equalization in the assessment appeals process.
Their role is to ensure equalization among individual assessment districts and classes
of property.
The County board meets June 2022andit will commence on June 13th at 6:00 pm.
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A taxpayer must first appeal to the local board before appealingto the county board.
Decisions of the County Board of Appeal and Equalization can be appealed to tax court.
Minnesota Tax Court
The Tax Court has statewide jurisdiction.Except for an appeal to the Supreme Court, the Tax
Court shall be the sole, exclusiveand final authority for the hearing and determination of all
questions of law and fact arising under the tax laws of the state.There are two divisions of tax
court:the small claims division and the regular division.
The Small Claims Division of the Tax Court only hears appeals involving one of the following
situations:
The taxes, interest and penalties do not exceed $5,000.
The entire parcel is classified as a residential homestead and the parcel contains no
more than one dwelling unit.
The entire property is classified as an agricultural homestead.
Appeals involving the denial of a current year application for homestead classification
of the property.
The proceedings of the small claims division are less formal and property owners often
represent themselves.There is no official record of the proceedings. Decisions made by the
small claims division are final and cannot be appealed further. Small claims decisions do not set
precedent.
The Regular Division of the Tax Courtwill hear all appeals, including those within the
jurisdiction of the small claims division. Decisions made here can be appealed to a higher court.
The principal office for the Tax Court is inSt. Paul.However, the Tax Court is a circuit court
and can hold hearings at anyother place within the state so that taxpayers may appear with
as little inconvenience and expense to the taxpayer as possible.Appeals of property located
in Anoka County are heard at the Anoka County Courthouse, with trials scheduled to begin
on Thursdays.Three judges make up the Tax Court.Each may hear and decide cases
independently.However, a case may be tried before the entire court under certain
circumstances.
The petitioner must file in tax court on or before April 30 of the year in which the taxis payable.
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Sample Valuation Notice
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Minnesota Statutes
274.01 BOARD OF APPEAL AND EQUALIZATION.
Subdivision 1.Ordinary board; meetings, deadlines, grievances.
(a) The town board of a town, or the council or other governing body of a city, is the
board of appeal and equalization except (1) in cities whose charters provide for a board of
equalization or (2) in any city or town that has transferred its local board of review power and
duties to the county board as provided in subdivision 3. The countyassessor shall fix a day
and time when the board or the board of equalization shall meet in the assessment districts
of the county. Notwithstanding any law or city charter to the contrary, a city board of
equalization shall be referred to as a board of appeal and equalization. On or before February
15 of each year the assessor shall give written notice of the time to the city or town clerk.
Notwithstanding the provisions of any charter to the contrary, the meetings must be held
between April 1 and May 31 each year. The clerk shall give published and posted notice of the
meeting at least ten days before the date of the meeting.
The board shall meet at the office of the clerk to review the assessment and classification of
property in the town or city. No changes in valuation or classification which are intended to
correct errors in judgment by the county assessor may be made by the county assessor after
the board has adjourned in those cities or towns that hold a local board of review; however,
corrections of errors that are merely clerical in nature or changes that extend homestead
treatment to property are permitted after adjournment until the tax extension date for that
assessment year. The changes must be fully documented and maintained in the assessor's
office and must be available for review by any person. A copy of the changes made during
this period in those cities or towns that hold a local board of review must be sent to the county
board no later than December 31 of the assessment year.
(b) The board shall determine whether the taxable property in the town or 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, and each article, parcel, or class of
personal property, is entered on the assessment list at its market value. 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 if the owner or other person having control over the property has refused the
assessor access to inspect the property and the interior of any buildings or structures as
provided in section 273.20. A board member shall not participate in any actions of the board
which result in market value adjustments or classification changes to property owned by the
board member, the spouse, parent, stepparent, child, stepchild, grandparent, grandchild,
brother, sister, uncle, aunt, nephew, or niece of a board member, or property in which a board
member has a financial interest. The relationship may be by blood or marriage.
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(c) 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
assessor shall correct any clerical errors or double assessments discovered by the board
without regard to the one percent limitation.
(d) A local board does not have authority to grant an exemption or to order property
removed from the tax rolls.
(e) A majority of the members may act at the meeting andadjourn from day to day
until they finish hearing the cases presented. The assessor shall attend, with the assessment
books and papers, and take part in the proceedings, but must not vote. The county assessor,
or an assistant delegated by the county assessor shall attend the meetings. The board shall
list separately, on a form appended to the assessment book, all omitted propertyadded to
the list by the board and all items of property increased or decreased, with the market value
of each item of property, added or changed by the board, placed opposite the item. The
county assessor shall enter all changes made by the board in the assessment book.
(f) Except as provided in subdivision 3, if a person fails to appear in person, by counsel,
or by written communication before the board after being duly notified of the board's intent
to raise the assessment of the property, or if a person feeling aggrieved by an assessment or
classification fails to apply for a review of the assessment or classification, the person may not
appear before the county board of appeal and equalization for a review of the assessment or
classification. This paragraph does not apply if an assessment was made after the local board
meeting, as provided in section 273.01, or if the person can establish not having received
notice of market value at least five days before the local board meeting.
(g) The local board must complete its work and adjourn within 20 days from the time
of convening stated in the notice of the clerk unlessa longer period is approved by the
commissioner of revenue. No action taken after that date is valid. All complaints about an
assessment or classification made after the meeting of the board must be heard and
determined by the county board of equalization. A nonresident may, at any time, before the
meeting of the board file written objections to an assessment or classification with the county
assessor. The objections must be presented to the board at its meeting by the county assessor
for its consideration.
Subd. 2.Special board; duties delegated.
The governing body of a city, including a city whose charter provides for a board of
equalization, may appoint a special board of review. The city may delegate to the special board
of review all of the powers and duties in subdivision
1. The special board of review shallserve at the direction and discretion of the
appointing body, subject to the restrictions imposed by law. The appointing body shall
determine the number of members of the board, the compensation and expenses to be paid,
and the term of office of each member. At least one member of the special board of review
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must be an appraiser, realtor, or other person familiar with property valuations in the
assessment district.
Subd. 3.Local board duties transferred to county.
The town board of any town or the governing body of any home rule charter or
statutory city may transfer its powers and duties under subdivision 1 to the county board, and
no longer perform the function of a local board. Before the town board or the governing body
of a city transfers the powers and duties to the county board, the town board or city's
governing body shall give public notice of the meeting at which the proposal for transfer is to
13D.04,
be considered. The public notice shall follow the procedure contained in section
subdivision 2. A transfer of duties as permitted under this subdivision must be communicated
to the county assessor, in writing, before December 1 of any year to be effective for the
following year's assessment. This transfer of duties to the county may either be permanent or
for a specified number of years, provided that the transfer cannot be for less than three years.
Its length must be stated in writing. A town or city may renew its option to transfer. The option
to transfer duties under this subdivision is only available to a town or city whose assessment
is done by the county.
by the Office of the Revisor of Statutes, State of Minnesota. All rights
Copyright2013
reserved.
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