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HomeMy WebLinkAboutBoard of Appeals and Equalization - 04/27/2010 APPROVED MINUTES EDEN PRAIRIE BOARD OF APPEAL AND EQUALIZATION TUESDAY,APRIL 27, 2010 7:00 P.M., CITY CENTER Council Chambers 8080 Mitchell Road BOARD MEMBERS PRESENT: Patricia Pidcock, Chair; Brian Duoos, Vice- Chair; Jim Johnson, Lyndon Moquist and Annette O'Connor BOARD MEMBERS ABSENT: None CITY STAFF PRESENT: City Assessor Steve Sinell; Staff Appraisers: John Sams and Colin Schmidt; Assessing Technician Lisa Ramsey and Recording Secretary Carol Pelzel I. CALL MEETING TO ORDER The meeting was called to order by Chair Pidcock at 7:00 p.m. II. ORDER OF BUSINESS The Board members introduced themselves. A. APPROVE MINUTES FROM APRIL 8, 2010 BOARD OF APPEAL AND EQUALIZATION MEETING MOTION: Motion was made by Johnson, seconded by Duoos, to approve the April 8, 2010, minutes as presented. All members voted aye except Moquist who abstained because of absence from that meeting. The motion carried 4-0-1. B. REVIEW ITEMS CONTINUED FROM APRIL 8, 2010 Appeal No. 4—Douglas Stansbury, 9439 Olympia Dr. MOTION: Motion was made by Johnson, seconded by Duoos, in Appeal No. 4 to reduce the estimated market value to $600,000. The motion carried 5-0. Appeal No. 5 —Jinx Qian, 11056 Bell Oaks Estate Rd. BOARD OF APPEAL AND EQUALIZATION MINUTES April 27, 2010 Page 2 MOTION: Motion was made by Moquist, seconded by Duoos, in Appeal No. 5 to reduce the estimated market value to $850,000. The motion carried 5-0. Appeal No. 6—Brian & Nancy Post, 9349 Wilderness Cove Sinell reported the taxpayer needed to schedule an inspection with the City Assessor before a review appraisal could be completed. As of this date, no inspection has been requested by the taxpayer. MOTION: Motion was made by Duoos, seconded by Johnson, to affirm the estimated market value of$671,700. The motion carried 5-0. Appeal No. 8 —William& Joyceper, 7525 Mitchell Rd Unit 217 MOTION: Motion was made by Duoos, seconded by Johnson, in Appeal No. 8 to reduce the estimated market value to $69,000. The motion carried 5-0. Appeal No. 9—William& Joyceper, 7525 Mitchell Rd Unit 219 MOTION: Motion was made by Duoos, seconded by Johnson, in Appeal No. 9 to reduce the estimated market value to $119,000. The motion carried 5-0. Appeal No. 10 - Hemisphere Holdinizs, LLC c/o Kurt Bromschwiiz—HA Airport Stormgar on Leased MAC Land MOTION: Motion was made by Duoos, seconded by Moquist, in Appeal No. 10 to reduce the estimated market value to $123,000. The motion carried 5-0. Appeal No. 11 —Thomas Cooney, 11055 Mount Curve Rd. Tom Cooney, 11055 Mount Curve Rd., appeared before the Board stating he is appealing the valuation of his property. He presented several comparisons of properties sold in his area. It appears the estimated property value for homes not sold in his neighborhood was reduced by approximately 8 percent while properties sold received a 15 percent reduction in value. Cooney explained he compared the value of his property to the values of the properties sold and then took a ratio of percentage. With these properties, the ratio was consistent as far back as he could check. Using this formula, Cooney said he believes his property should be valued at $436,000 and not$503,300. Based on his analysis, Cooney said he feels the properties in his neighborhood are overvalued from 5 to 8 percent. Also, based on the properties sold in his area, the 2011 valuation should be about$470,000 versus the $503,000. The value could also go down to $464,000 with the average reduction on those houses sold reducing the value by 15 percent for 2010 valuation. BOARD OF APPEAL AND EQUALIZATION MINUTES April 27, 2010 Page 3 Johnson questioned if the comparisons used by Cooney were all located on Mount Curve Road. Cooney responded two or three of the properties are in the neighborhood and two were on the golf course. Sinell explained when staff does an analysis they look at how the property compares to others in the area and an appraisal has been done on the Cooney property. The bigger statistic in the analysis of the assessment is if all of the properties are sold between 90 percent and 100 percent of the average market value. With this property they are at about 97 percent of the average market value and staff believes this house on Mount Curve should be valued at$503,000. In response to a question from Duoos, Sams explained the property at 10861 Mount Curve had been listed for approximately three years. At one time it was listed at $700,000. At the time of sale it was listed at$525,000 and sold for$499,000. Sams said he has been in this house and found it to be a dated home and it showed its age. When he spoke to the new owner of this house he agreed to the $525,000 value. This sale included some unique financing and had a motivated seller. This house is a good comparison with the Cooney property because it is located on the golf course, similar to the Cooney property. Cooney said the sale of the 10861 property affects the value of all the properties on his street. O'Connor pointed out once the property is sold it doesn't affect the market. Sinell explained staff did not look at only one sale. Another home located on the golf course sold for$563,000. They do make adjustments for size, etc. Comparables 3, 4 and 5 are not located on the golf course and a $60,000 adjustment was made for that. Cooney said at one time there was a$60,000 difference for being on a golf course but the Hennepin County property tax land value shows a $32,000 difference. Pidcock said being located on a golf course is an amenity. Cooney said he understands that but Eden Prairie says it's $60,000 and Hennepin County says its $32,000. Sinell said it doesn't matter what they value the property at but what it sold for. Moquist stated the best comparables used are those on the golf course and being on a golf course differentiates the property from any other. Moquist explained properties that are on the market for a long period of time impacts the sale. Cooney said he believes the condition of the market today affects the sale. Moquist pointed out the person who purchased 10861 Mount Curve Road got an incredible deal for$145 per square feet. It is clearly a steal in this market. Also, this house only had three bedrooms and that has an impact on the sale. O'Connor said the highest demand is for four bedrooms and up. Sams stated when using the first two comparables,he took into consideration the fact they were located on the golf course. The other three comparables were not on the golf course but were closer to the square footage of Cooney's home. BOARD OF APPEAL AND EQUALIZATION MINUTES April 27, 2010 Page 4 Cooney asked if appraisals are done every five years and with the market condition, why weren't adjustments made to those home values at that time rather than now. There is a home on his street that is not on the golf course but has six bedrooms, four baths with 4,600 square feet for sale with an asking price of$459,900 and for the 2010/11 assessment it is valued at almost$100,000 more. He asked how the City can justify a value more than $100,000 than the sale price. Cooney said the end result is what a house will sell for and they won't know that until it sells. He indicated they have not made any improvements to their house since they moved into it 20 years ago. Pidcock explained this Board's job is to be fair and to value the house as of January 2, 2010. Sinell said they can't lose site of the fact the market is not one property or two properties, it is properties that have sold and mass appraisals are done until someone challenges their value and then they do individual appraisals. This property has been adjusted and was lowered from $546,500 to $503,000. Duoos pointed out one property in the neighborhood did sell for$499,000 but it sold low because of terms and conditions. They can't work on averages or on the general market. They have to look at each individual property and determine if the property is unique. The fact that the City appraiser went back out and did a review and came back with an appraisal of$510,000 presents some credibility and it was determined the second analytical look at the property did come within the range of the average market value. Moquist said this is a classic home with a timeless architecture. This home has a nice floor plan and is very well maintained. Cooney said they have not done any updating to the home. Moquist said he has difficulty in believing this home can be valued under$500,000. Even with this market,he believes the home could be sold for more than that. Cooney said his home is probably the smallest in the area. They have 3,700 square feet while the comparables averaged 4,256 square feet. Moquist explained the main floor square footage has the most impact on a home with the second floor next and the basement with the least impact. Overall, the square footage on the main floor of Cooney's home is more favorable than the comparables. O'Connor said this home is eclectic and she is not sure $503,000 is the wrong value but it seems fair with what considering the comparables used by the City Assessor. Johnson stated one of the problems he sees is when you start pricing homes you have to look at different factors. If you price per square foot you run into so many subjective values and that is why they rely on comparables. There has been a significant adjustment made between this year and last year and he does not feel the value staff is recommending is inappropriate based on the data provided. Craig Beveroth, 11089 Mount Curve Road, spoke in favor of Cooney's request to lower his market value. When the market is good the value is raised 15 percent and when the market is not so good they do a blanket decrease of 8 percent. He BOARD OF APPEAL AND EQUALIZATION MINUTES April 27, 2010 Page 5 questioned the way assessments are done. Pidcock suggested Beveroth speak to the City Council regarding the appraisal process. Moquist said in the past some properties may have been under assessed for many years and now values have been going down so it can work both ways. Duoos said the estimated market value for Cooney's property has been reduced from$546,000 to $503,000. This is a significant drop. Cooney stated properties that have sold have gone down in value by 15 percent and he questioned why his market value doesn't drop 15 percent. Pidcock explained properties are viewed on an individual basis. She indicated Cooney is fortunate to have five independent realtors making the judgment. Pidcock closed the public hearing. Moquist said he respects the research done by Cooney and he did make some valid points. Sinell explained if the petitioner is not happy with the Board's decision on his market value he can take his appeal to the County Board. He indicated Eden Prairie's tax base is comparable to other municipalities in Hennepin County and the Department of Revenue and Tax Courts are supporting values on traditional sales, not distressed sales. MOTION: Motion was made by Duoos, in Appeal No. 11 to affirm the original estimated market value of$503,300. The motion failed due to the lack of a second. MOTION: Motion was made by Duoos, seconded by Johnson, in Appeal No. 11 to reduce the estimated market value to $495,000. The motion carried 5-0. Appeal No. 12— Steve Gray, 7525 Mitchell Rd#100 MOTION: Motion was made by Duoos, seconded by O'Connor, in Appeal No. 12 to reduce the estimated market value to $312,000. The motion carried 5-0. Appeal No. 13 — Seifert Leidahl Assc., 7525 Mitchell Rd#105 MOTION: Motion was made by Johnson, seconded by Duoos, in Appeal No. 13 to reduce the estimated market value to $185,000. The motion carried 5-0. Appeal No. 14—High Street Ventures, Inc., 7525 Mitchell Rd#201 MOTION: Motion was made by Duoos, seconded by Johnson, in Appeal No. 14 to affirm the original estimated market value of$193,000. The motion carried 5-0. Appeal No. 15 —High Street Ventures, Inc., 7525 Mitchell Rd#202 MOTION: Motion was made by Johnson, seconded by Duoos, in Appeal No. 15 to affirm the original estimated market value of$114,000. The motion carried 5-0. BOARD OF APPEAL AND EQUALIZATION MINUTES April 27, 2010 Page 6 Appeal No. 16— Greg Boeder, Inc., 7525 Mitchell Rd#203 MOTION: Motion was made by Duoos, seconded by Moquist, in Appeal No. 16 to reduce the estimated market value to $118,000. The motion carried 5-0. Appeal No. 17 — Greg Boeder, 7525 Mitchell Rd#205 MOTION: Motion was made by Johnson, seconded by Moquist, in Appeal No. 17 to reduce the estimated market value to $118,000. The motion carried 5-0. Appeal No. 18 —Lear-Annoni Appraisals, LLC, 7525 Mitchell Rd#206 MOTION: Motion was made by Duoos, seconded by Moquist, in Appeal No. 18 to reduce the estimated market value to $111,000. The motion carried 5-0. Appeal No. 19—Bruce Bouta, 7525 Mitchell Rd#208 MOTION: Motion was made by Duoos, seconded by Moquist, in Appeal No. 19 to reduce the estimated market value to $160,000. The motion carried 5-0. Appeal No. 20—Lee Mikkelson, 7525 Mitchell Rd#301 MOTION: Motion was made by Duoos, seconded by Johnson, in Appeal No. 20 to reduce the estimated market value to $238,000. The motion carried 5-0. Appeal No. 21 —Lee Mikkelson, 7525 Mitchell Rd#302 MOTION: Motion was made by Johnson, seconded by Duoos, in Appeal No. 21 to reduce the estimated market value to $101,000. The motion carried 5-0. Appeal No. 22— OBO Holdings, LLC, 7525 Mitchell Rd#305 MOTION: Motion was made by Duoos, seconded by Moquist, in Appeal No. 22 to reduce the estimated market value to $248,000. The motion carried 5-0. Appeal No. 23 —Lee Mikkelson, 7525 Mitchell Rd#306 MOTION: Motion was made by Johnson, seconded by Duoos, in Appeal No. 23 to reduce the estimated market value to $100,000. The motion carried 5-0. Appeal No. 24—Lee Mikkelson, 7525 Mitchell Rd#308 MOTION: Motion was made by Moquist, seconded by Johnson, in Appeal No. 24 to reduce the estimated market value to $99,000. The motion carried 5-0. BOARD OF APPEAL AND EQUALIZATION MINUTES April 27, 2010 Page 7 Appeal No. 25 — Strategic Office Partners, LLC, 7525 Mitchell Rd#310 MOTION: Motion was made by Duoos, seconded by Johnson, in Appeal No. 25 to reduce the estimated market value to $107,000. The motion carried 5-0. Appeal No. 26— OBO Holdings, LLC, 7525 Mitchell Rd#315 MOTION: Motion was made by Johnson, seconded by Duoos, in Appeal No. 26 to reduce the estimated market value to $124,000. The motion carried 5-0. Appeal No. 27 — OBO Holdings, LLC, 7525 Mitchell Rd#317 MOTION: Motion was made by Johnson, seconded by Moquist, in Appeal No. 27 to reduce the estimated market value to $121,000. The motion carried 5-0. Appeal No. 28 — OBO Holdings, LLC, 7525 Mitchell Rd#319 MOTION: Motion was made by Moquist, seconded by Duoos, in Appeal No. 28 to reduce the estimated market value to $123,000. The motion carried 5-0. Appeal No. 29—Mike Dewberry, 17026 Cedarcrest Dr. MOTION: Motion was made by Duoos, seconded by Moquist, in Appeal No. 29 to reduce the estimated market value to $500,000. The motion carried 5-0. C. SIGN BOARD OF APPEAL AND EQUALIZATION DOCUMENTS III. ADJOURN THE 2010 BOARD OF APPEAL AND EQUALIZATION MEETING MOTION: Motion was made by O'Connor, seconded by Johnson, to adjourn the 2010 Board of Appeal and Equalization meeting. The motion carried 5-0 and the meeting was adjourned at 8:05 p.m.