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HomeMy WebLinkAbout931352.tiff_ .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. THOS.Y.TT�' Valuation Engineers PICKETT Oil&Gas-Minerals Tax Consultants Iltdu¢trtal •&Commercial Ratio Studies Public Utilities & COMPANY INC. Data Processing Services 1. —-- Real Estate Appraisals September 15, 1993 Weld County Commissioners Weld County Courthouse P.O. Box 758 Greeley, CO 80632 SUBJECT: 1993 PROPERTY ASSESSMENT STUDY Dear Weld County Commissioners: Enclosed is your copy of the final report which is being submitted to the Director of Research, Colorado Legislative Council and the Property Tax Administrator, Colorado Department of Local Affairs, Division of Property Taxation. We appreciate the assistance provided by the Assessor and their staff during the 1993 Property Assessment Study. If you have any questions or comments, please contact our office at your convenience. Respectfully submitted, THOS. Y. PICICETT & COMPANY, INC. A94 / tha David Pennington Colorado Club Building•4155 East Jewell,Suite 706 0C4 I i1h Denver,Colorado 80222•(303)691.9986•FAX(303)757-4898 9 3 1 35 2 ASoo23 Property Assessment Study 1993 Weld County Prepared for Colorado Legislative Council by Thos. Y. Pickett& Co., Inc Table of Contents 1993 Property Assessment Study 1 Agricultural Land 3 Agricultural Outbuilding & Residence 4 Personal Property 4 Sales Verification 5 Economic Area Evaluation 6 Subdivision Discounting 6 Natural Resource Study 7 Earth Or Stone 7 Primary Gas 7 Primary Oil 7 Non Producing Patented Mining Claims 8 Appendix 9 THOS. Y. Valuation Engineers P I CKETT Oil&Gas-Minerals Tax Consultants Industrial&Commercial Ratio Studies & INC. Public Utilities Data Processing Services COMPANY, Real Estate Appraisals September 15, 1993 Mr. Charles S. Brown Director of Research Colorado Legislative Council State Capitol Building Room 209 Denver, Colorado 80203 Dear Mr. Brown: Thos. Y. Pickett & Company, Inc., has completed the statistical analysis and procedural verification of the applicable classes and subclasses of property in Weld County. This final report documents the results and associated recommendations of the analysis. The statistical analysis has been conducted in complete accordance with the procedures defined in the Request for Credentials and Proposal to Conduct a Colorado Property Assessment Study, dated July 17, 1992, and the "Standard on Ratio Studies" approved and published by the International Association of Assessing Officers in July 1990. Respectfully submitted, THOS. Y. PICKETT & COMPANY, INC. ela David Pennington Colorado Club Building•4155 East Jewell,Suite 706 Denver,Colorado 80222•(303)691-9986•FAX(303)757.4898 1993 Property Assessment Study Weld County Consistent with the provisions specified in the Constitution of Colorado and the Colorado Revised Statutes [CRS] Section 39-1-104 governing valuation for assessment, Thos. Y. Pickett & Company, Inc., has completed property assessment studies for each of the 63 counties in Colorado. The principle objectives of each county study were to determine whether the County Assessor correctly applied State guidelines when assigning actual and assessed values to each property class and to compare an independently estimated aggregate valuation with that established by the Assessor. Thos. Y. Pickett & Company, Inc., met these objectives by quantifying the prevailing level of the ratio of assessed values to sales prices. Appraisal ratios were calculated when qualified sales data did not meet sample size requirements. The prevailing level of ratio (or overall level of assessment), measured by its median value, and its variability, measured by the coefficient of dispersion (COD), were then compared to standards set by the Colorado State Board of Equalization (SBOE). When individual parcel ratios for a particular property class are listed in numerical order, the value of the ratio that falls in the middle of the list is the median value (half of the listed ratios are larger than the median ratio, and half are smaller). A parcel appraised at exactly its market value will have a ratio equal to 1.00. The COD is a measure of how much an individual parcel ratio deviates from the median ratio and, thus indicates how uniformly assessors are valuing parcels. Colorado Assessors are required to meet the following standards for the median ratio and COD as established by the Board of Equalization: Property Class Median COD Vacant Land 0.95 to 1.05 20.99 Residential 0.95 to 1.05 15.99 Commercial/Industrial 0.95 to 1.05 20.99 Agricultural Outbuildings 0.80 to 1.20 N/A This report presents an analysis and recommendation regarding property valuations within Weld County for the 1993 tax year. By law, these valuations are based on the appraisal date June 30, 1992. Results of the analysis are summarized in the following table. The complete analysis, including frequency distributions of ratios by class, plots of 1993 assessed value versus the sales price, complete ratio results and stratification of results in single family class has been appended to this report. I SUMMARY RESULTS OF SOLD PARCEL ANALYSIS Number of Unweighted Lower 95% Upper 95% Qualified Median Confidence Confidence Property Class Sales Ratio Limit Limit COD Comm. & Indus. 95 100.00 96.86 100.26 11.99 Condominium 152 95.93 94.13 97.45 7.94 Multi-unit N/A N/A N/A N/A N/A Single Family 1,906 97.65 97.07 98.08 7.94 Vacant Land 71 99.38 96.71 99.86 9.96 SINGLE FAMILY SOLD PARCEL ANALYSIS BY ECONOMIC AREA Economic Qualified Median Lower 95% Upper 95% Area Saks Ratio Conf. Limit Conf Limit COD 1 97 97.07 95.22 100.04 7.99 2 161 99.09 97.71 100.53 5.73 3 241 96.89 96.09 98.23 5.30 5 80 95.31 93.96 97.88 5.93 6 s 83 100.22 98.17 102.47 7.36 8 105 99.30 96.35 104.01 8.37 15 191 96.12 94.60 97.30 4.91 16 80 99.16 96.52 105.84 11.00 17 58 98.55 93.13 102.99 12.75 19 87 98.03 94.41 101.66 9.41 21 65 94.82 93.14 96.58 7.42 22 144 95.30 94.25 96.77 6.89 23 139 99.83 98.81 102.24 7.73 28 105 94.50 91.83 97.70 11.02 29 85 96.19 93.17 99.24 9.41 30 39 101.98 92.08 105.56 15.73 43 70 100.34 98.91 102.32 6.37 45 74 100.90 98.68 103.21 10.88 2 CONCLUSIONS The sales ratio analysis for the property classes analyzed in Weld County indicates that the median ratios and their associated CODs are within the standards set by the SBOE. No significant differences between the change in assessed value for sold parcels and the change in assessed value for unsold parcels in any classes were found. RECOMMENDATIONS None. Agricultural Land Study LAND CLASS ACRES TOTAL ACTUAL VALUE RATIO VALUE PER ACRE Irrigated Farm 422,423 $146,619,275.00 $347 0.93 Dry Farm 576,420 $10,635,680.00 $18 0.91 Meadow Hay 13,355 $1,473,960.00 $110 1.00 Grazing 1,012,910 $14,523,980.00 $14 0.98 TOTAL 2,025,108 $173,252,895.00 FINDINGS The agricultural land was reclassified in 1987. The Weld County Soil Survey and ASCS aerial photos were the basic tools in the land reclassification. The grazing land was classified appropriately with the aid of SCS range site maps and range site descriptions. The crop rotations and lease terms accurately reflect land use in the county. Production areas are appropriately established within the county. Crop yields compare to the ten-year average reported by the Colorado Agricultural Statistics Service as: irrigated corn 101.6%, irrigated alfalfa 84.2%, and dryland wheat 90.4%. Commodity prices, capitalization rate, and all expense items except pumping costs specified by the DPT are used. Pumping costs are based on the pumping cost formula modified with local information. A ten-year average of local figures documents crop yields and crop expenses. RECOMMENDATIONS None. 3 Agricultural Outbuilding & Residence Study PROCEDURES Thos. Y. Pickett & Company, Inc., conducted an agricultural outbuilding and agricultural residence study in Weld County. Procedural checks were made on agricultural improvements in order to evaluate the county's methodology for property inspections, the availability and reliability of property record cards, and the methodology used in determining depreciation. A cost approach analysis was performed on ten randomly selected parcels using Marshall & Swift's Cost Estimator program. Agricultural residences were compared to similar sold single family residential properties in determining the uniformity and equality of appraisal procedures. CONCLUSIONS Weld County is annually inspecting 10% of its total agricultural and residential properties. Property inspections are performed on a geographic selection basis. Property record cards proved to be reliable and readily available. Weld County determines depreciation by estimating effective age, total economic life, and utilizes the Marshall & Swift cost tables. The median ratio calculated on ten randomly selected agricultural outbuilding parcels in Weld County was 1.05. Weld County meets the State Board of Equalization standards in its valuation of agricultural residences and outbuilding properties. RECOMMENDATIONS None. Personal Property Study Thos. Y. Pickett & Company, Inc., conducted a procedural study on the overall approach to personal property and an appraisal ratio study on a random sample of schedules in Weld County. The study was executed in compliance with the provisions of Article X, Section 3(2)(a) a of the Colorado Constitution and CRS Section 39-1-104 (16). PROCEDURAL VERIFICATION In accordance with ARL Volume 5, Weld County has an established discovery process for personal property. 4 Weld County has not implemented a successful plan for auditing 20% of its personal property schedules on an annual basis. The time frame employed for the 1992 audit was January 1 through December 31, 1992. Schedules were selected for audit based on the following criteria: 1. "Best information available" appraisals 2. Geographic location 3. Properties not previously audited Weld County audited 2,022 of the total 11,471 schedules during 1992, or 17.63% of the total (excluding 1 residential) personal property schedules. Total schedule counts were obtained from the 1992 Annual Report published by the Division of Property Taxation. The Company was furnished a listing of all 1992 audited schedules. A random selection of 100 schedules was identified for statistical analysis. Present worth established by Weld County was compared to present worth developed by the Company. Specific items valued by techniques other than cost trending and depreciation were excluded from ratio analysis. Weld County used the indices, depreciation schedules, economic life, and level of value adjustment factors recommended in ARL Volume 5. Further adjustments for any additional functional or economic obsolescence were not utilized. ANALYSIS RESULTS The ratio study on 100 randomly selected parcels indicated a median appraisal ratio of 1.000. Therefore, the overall level of appraisal was in compliance with the current standards adopted by the State Board of Equalization. The number of personal property schedules audited by Weld County during 1992 represented 17.63% of the total applicable schedules. This completion rate does not meet the 20% minimum required by the State Board of Equalization. RECOMMENDATIONS Thos. Y. Pickett & Company, Inc., recommends an annual audit plan be developed and documented to assure compliance with the 20% audit requirement. Sales Verification Weld County maintains a master sales list, a verified sales list, a qualified sales list and an out list. Sales lists are updated on a continuous basis. In addition to TD 1000's, sales confirmation is considered an ongoing process. Follow-up with buyer/seller or physical inspection is routine. Sales list development evaluation includes a random sample of qualified and unqualified sales pursuant to State requirements. Vacant land, single family, condominiums, multi-unit and commercial sales fall within acceptable limits 5 Economic Area Evaluation Weld County has identified the variables which influence property values of specific neighborhoods and has adequately documented the conclusions reached. The County has also mapped the economic areas and can readily identify the economic area for each property. Subdivision Discounting PROCEDURES In accordance with CRS Article 39-1-103 (14)b, when valuing vacant land, Colorado Assessors are required to consider the three approaches to value: namely, cost, market and income. However, in subdivisions where less than 80% of the lots are sold, the Assessor shall apply an appropriate discount factor to the unsold lots. To determine an accurate discounted vacant land value for each subdivision, the following factors were considered: 1. Direct cost of development 2. The use of present worth to reflect the anticipated market absorption rate 3. The development and application of a discount rate Weld County has developed marketing areas for vacant land parcels and has defined these areas by: 1. Division and filings 2. Lot size and similarities 3. Analyzing the competitive environment Assessor spoke personally with developers to gather information necessary for discounting subdivisions. The County has documented its discounting procedure on each subdivision as well as the development of its discount rates of 15% in Brighton and 11.5% in the remaining balance of the County. Subdivision land with improvements and vacant lots in subdivisions where at least 81% of the lots have been sold were appraised at market value CONCLUSION Weld County is in compliance with State rules and regulations in the development of its discounted vacant land valuations. RECOMMENDATIONS None. 6 Natural Resource Study EARTH OR STONE PROCEDURES The Colorado Revised Statutes, Article 39, Section 6, and the ARL, Volume 3, provide the guidelines in appraising natural resource property. While all three approaches to value should be considered, the income approach is the most widely used in the valuation of earth or stone. Production and life of the leases were provided by the operator. There are no other sources available to document production. The economic location factor was applied to the gross tons extracted to determine the landlord's royalty. The landlord's royalty was multiplied by a recommended Hoskold Factor to find the actual value. The Hoskold Factor was calculated using the life of the reserves. CONCLUSIONS The guidelines set forth by the natural resource valuation procedures were followed in determining these values. PRIMARY GAS PROCEDURES The Colorado Revised Statutes, Article 39, Section 7, and the ARL, Volume 3, provide the guidelines in appraising gas property. The total MCF of gas are multiplied by the current average field price. All government royalty is deducted from the gross value sold to determine actual value. CONCLUSIONS The correct appraisal procedures were used in valuing gas production. PRIMARY OIL PROCEDURES The Colorado Revised Statutes, Article 39, Section 7, and the ARL, Volume 3, provide the guidelines in appraising oil property. The total barrels of oil are multiplied by the current average field price. All government royalty is deducted from the gross value sold to determine actual value. CONCLUSIONS The correct appraisal procedures were used in valuing oil production. 7 NON PRODUCING PATENTED MINING CLAIMS PROCEDURES In accordance with the guidelines established in ARL, Volume 3, the market and income approaches to value were considered. The primary use of property established the parameters used in the valuation process. CONCLUSIONS The correct appraisal procedures were used in valuing non producing patented mining claims. RECOMMENDATIONS None. 8 APPENDIX Documentation of Statistical Analysis 9 N En • O O • • O • kb Ln O U V • • O a • a • • In • H W r • 0 w m z • Y • a m N • • EN II Li W 0 Ea PO ♦ • • • ♦ • ♦ • ♦ N sN o O w • • • • • r : : • • • 4 • • t • • • • ♦ • • • 3 • • • r : H • C • • Y # a x • x f • a ♦ • • • t • • • • • • • • • • a ♦ • • Y Y • Y • O •• ` ` •r r • r •r r •r r r r 41 ic r • • a • + r • r • 0 O N 0 : r r • • r •• •• r r • r r r r • • • • • ♦ • • • r •• r •• m H Ei O x • r r x • • • • a Y • W E • ♦ • ♦ • • • • • • • a co ❑ K a W O z • • • • N z O o OD OD r • o a " • U • • o N W d in LrL Ln U b A L U + • Ln M O 0 0 01 O • 0 • 0 • CO H N N • 0 it 0 • 0 • 0 • tn ri Le • 0C4 * 4 • o a 'ry N W O [» N •v • • • • 0 40 H • U w a • a • r • • •♦ • ♦ • • W • ♦ r r • • • • w r • •• • i « 00 0 i F �O • • • r • • • • • « « « • a • • • r ♦ a II K o u 4 a 0 N • •i F •• • • « 14 • • • « N 40. 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