GUADALUPE APPRAISAL DISTRICT

Transcription

1 GUADALUPE APPRAISAL DISTRICT Main Office Schertz Substation Board of Directors Chief Appraiser 3 N. Austin St. 111 Elbel Rd. Greg Gilcrease Chairman Jamie Osborne Seguin, Texas Schertz, Texas Tavie Murphy Vice Chairman (83) (21) Ext. 22 Sylvia Schlather Secretary Deputy Chief Appraiser (83) (Fax) (21) (Fax) Mark Wilson Member Erich Strey Darren Dunn Member The Guadalupe Appraisal District Mission 212 Guadalupe Appraisal District Annual Report The statutory assigned tasks of appraising property at market value, outlined in 23.1of the Texas Property Tax Code, as well as compliance with generally accepted appraisal standards, procedures, and methodology, in 5.12 are the focus of the Guadalupe Appraisal District. In conjunction with the aforementioned focus, the mission of the Guadalupe Appraisal District is to achieve equalization among all classes of property by maintaining the highest standards in appraisal practices and law, guided by the goals of providing quality service to the public, developing high-performance employees and by creation of automated programs to expedite work flow, all oriented toward the highest ethical standards and transparency relative to professional appraisal practices. With this, the Guadalupe Appraisal District retains the essential understanding that the property owners of the district are clientele that deserve superior customer service and a concerted effort toward synergy with other local public offices. District Funding Analysis The Guadalupe Appraisal District appraises property for the area of Guadalupe County. The District serves twenty-two jurisdictions, with Exhibit A depicting the funding allocation for the Guadalupe Appraisal District outlined in Exhibit A. EXHIBIT A: 212 FUNDING ALLOCATION OF GUADALUPE APPRAISAL DISTRICT Seguin ISD Schertz-Cibolo UC ISD Navarro ISD Marion ISD Luling ISD Prairie Lea ISD New Braunfels ISD Comal ISD LaVernia ISD San Marcos ISD Nixon-Smiley ISD City of Luling City of San Marcos City of Santa Clara Guadalupe County City of Seguin City of Schertz City of Cibolo City of Selma City of Marion City of New Braunfels York Creek Water Dist.

2 A-Single Family Residence B- Multifamily Residential C-Vacant Lot D1-Qualified Ag Land D2-Non-Qualified Land F-Commercial/Industrial Real L-Commercial/Industrial E-Farm/Ranch Improvement J-Water/Gas X-Exempt Property G-Oil/Gas M-Mobile Homes O-Residential Lot Inventory S-Special Inventory Total Number of Parcels/Total Value/Types of Property/Use of Property: For the 212 appraisal year, the Guadalupe Appraisal District provided appraisals for a total of 82,52 parcels. The 212 market value for the related property appraised was $12,47,598,865. The market value and count by category is listed below for the universe of properties located in the boundary of the District. Category Parcel Count 212 Market Value A-Single Family Residence 42,884 $6,187,53,339 B-Multi-Family Residence 368 $ 14,694,162 C-Vacant Lot 7,218 $ 159,378,868 D1-Qualified Ag Land 8,819 $1,66,869,74 D2-Non-Qualified Land 1,746 $ 112,73,793 E-Farm/Ranch Improvement 6,395 $ 494,929,554 F-Commercial/Industrial Real 2,48 $ 1,68,871,248 G-Oil/Gas 5,862 $ 19,88,639 J-Water/Gas Systems/Electric/Telephone 32 $ 183,96,111 L-Commercial/Industrial Personal Property 3,611 $ 1,23,82,866 M-Mobile Homes 4,733 $ 97,657,884 O-Residential Lot Inventory 252 $ 4,855,69 S-Special Inventory 62 $ 18,26,715 X-Exempt Property 1,796 $ 164,212,543 Exhibit B below depicts the market value by Category of Property in the Guadalupe Appraisal District. 212 MARKET VALUE 7,,, 6,,, 5,,, 4,,, 3,,, 212 MARKET VALUE 2,,, 1,,,

3 Overall, the major property use in the Guadalupe Appraisal District is residential in nature, either in the form of traditional residential subdivisions, intercity development or rural residential living accounting for 55.47% of the overall market value in the district, as well as representing 59.72% of the overall parcel count. Exhibit C is an accounting of the property use and the associated portion of market value the particular category accounts for in the district. The District has seen an increase in the count and associated market value, related to both Industrial Real/Commercial, as well as the in the Oil/Gas categories. The Oil and Gas categories are found in the Seguin ISD, Prairie Lea ISD, as well as in the Luling ISD. The latter two referenced school district, located in the far eastern edge of Guadalupe County, are highly concentrated with oil and gas reserves. It should be noted that these two school districts spill over geographically into Caldwell County. The Industrial Real and Commercial count increase can be attributed to the aggressive efforts of the municipal economic development. As a specific note to the 212 year, at the time of certification, it should be mentioned that the District made a concerted effort to prioritize single family non agent represented property owners in the administrative remedy process ahead of agent represented residential lot inventory parcels. The resulting parcel counts at certification initially indicate there are more properties in Category C (Vacant Land), than Category O (Developer Inventory). Further, it should be noted that a review of counts, after these protests are resolved would more accurately reflect the property counts and distributed value by state classification purposes. EXHIBIT C PROPERTY USE CLASSIFICATION GUADALUPE COUNTY A-Single Family Residence B-Multi-Family Residence C-Vacant Lot D1-Qualified Ag Land D2-Non-Qualified Land E-Farm/Ranch Improvement F-Commercial/Industrial Real G-Oil/Gas J-Water/Gas Systems/Electric/Telephone L-Commercial/Industrial Personal Property M-Mobile Homes O-Residential Lot Inventory S-Special Inventory X-Exempt Property Exemption Data: The population of Guadalupe County has increased to the count of 131,533 as reported in the 21 US Census. Coupled with the fact that the major property use in Guadalupe Appraisal District is residential in nature, and an increased tendency for residential exemption legislation, it would seem logical that the residential exemptions in the district would reflect the same distribution. However, for the 212 year, commercial type exemptions outpaced residential exemptions by approximately $135 million, as noted in Exhibit D below. The reason for this increase is the fact that one of the power plants in the district was purchased by a public entity. It should also be noted that generally all exemption types are increasing in counts and the associated dollar values of exemptions for the entire appraisal roll. This is likely the same scenario played out in the other Tier I appraisal districts across the State.

4 CATEGORY OF EXEMPTION EXHIBIT D 211 to 212 DOLLAR OF EXEMPTION COMPARISON ABSOLUTE COMMERCIAL RESIDENTIAL 1,, 2,, 3,, 4,, 5,, 6,, $ OF EXEMPTION Ratio Study Analysis/Schedule Calibration Residential-Analysis of the base residential schedule for the 212 year yielded an overall weighted mean of The number of confirmed sales used during the calibration phase for the 212 year totaled 1,86, as opposed to 1,173 in 211, 1,135 in 21, and 1,157 in 29. It should also be noted that the District continues to request confirmed sales data from the buyers of property in the District in the form of sales confirmation letters. With the resulting data, the determination was made not to alter the base residential schedule for classifications of Low, Fair, Average, and Good. A slight decline in value for the upper quality residential classifications for 212 occurred, which specifically resulted in a 2% decrease for Very Good quality residential, and a 3% decrease in value for Excellent quality residential properties. Moving to focus on subdivision analysis, the Guadalupe Appraisal District analyzed 451 residential subdivisions. 14 of the 451 subdivisions analyzed resulted in a 1-3% increase, 19 subdivisions received a 5-9% increase, 31 subdivisions with a 1-4% increase, and 287 subdivisions remained unchanged at the subdivision/neighborhood level. As well for 212, there were 1 subdivisions in the District that showed a decline in value ranging from 1 to 32%, as captured in Exhibit E. EXHIBIT E 212 GAD SUBDIVISION % CHANGE 451 total 1-3% increase 5-9% increase 1-4% increase No Change 1-4% decrease 5-9% decrease 1-15% decrease 16-32% decrease

5 Rural Land- Using the defined rural land market areas, the district had confirmed 86 sales total slightly under the total of 9 that were used in the calibration phase for the January 1, 212 appraisal date. In analyzing the confirmed sales, and applying the results to the market areas, the resulting changes were made across the district for rural land. Geographic Market Area Analysis Implementation: 3 & 4 No change to existing land schedules 5 & 29 No change to existing land schedules 6, 7, 8, 28 5% increase 9, 1 & 11 1% increase 16, 18, 19, & 22E No change 12, 13, 14, 15, 17, 2, 22W 15% increase 23, 24, & 25 1% increase 21S, 26, 27, 31, 32 No change Appeal Data: For the January 1, 212 appraisal year, the Guadalupe Appraisal District notified 53,49 parcels, or 64.29% of total parcels in the district. The breakdowns of notices mailed were as follows: Type of Property: 211 Notices Mailed 212 Notices Mailed Real 38,245 41,968 Personal 2,956 3,31 Manufactured Homes 1,938 1,614 Minerals 5,55 6,436 TOTAL 48,194 53,49 The graph below (EXHIBIT F) depicts a trend in mailing of notices for the District from 23 to current. It should be noted that the decline in mailing of required notices of appraised value was in part due to the economic recession of 28 coupled with the initiative by the District to mail notices of appraised value to those that had a $1. increase in value or more. Near the creation of the Guadalupe Appraisal District, the Board of Directors passed a resolution that limited the notice mailing requirement, as a local option outlined in 6 of the Texas Property Tax Code. This resolution indicated that the District would send notices of appraised value to those property owners that had a $1, or more increase in value from the prior year. During the recent national economic recession, the District returned to the notice requirements outlined in the Texas Property Tax Code short of the resolution that would notify property owners where there was a $1. increase in value from the prior year. It was the intent to notify as many property owners as possible, during a turbulent economic time. With this, it should also be noted that the general upswing in number of notices mailed, based on this logic is increasing since the initial economic decline. With this being stated, if the trend of notices mailed continues, with the limited resources of the District, and increased number of protests, this may present problems for the District in timely and efficient certifications to taxing jurisdictions, unless the District retains additional appraisal staff, or limiting the number of notices mailed, as outlined in 6 of the Texas Property Tax Code, as a local option.

6 NOTICE COUNT EXHIBIT F NOTICES OF APPRAISED VALUE MAILED YEAR The district appraisal staff received a response rate of 14.28% of the mailed notices, amounting to a total of 7,575. Each protest received by the District was scheduled for an informal hearing, in an effort to resolve the subject matter of the protest. Of the 7,575 informal hearings, the resolve rate for the appraisal staff team was 86.2%. The resulting number of hearings before the Appraisal Review Board (A.R.B.) at the time of this report, totaled 1,395, with 1,146 hearings where the property owner either did not show up for the hearing, submitted a withdraw of protest, or cancelled their A.R.B. hearing. New Construction/New Value: New value across all categories of properties in the Guadalupe Appraisal District carries a market value of $324,289,765 and a net taxable value of $292,6,228 for the 212 year. The totals for the 211 year for comparison purposes are as follows: $315,963,691 new market value with a taxable value of $238,397,464, in Exhibit G below. New value associated with expiring abatements included. Exhibit G 211 to 212 NEW MARKET AND TAXABLE VALUE COMPARISON Series2 Series1 When looking strictly at the residential category of properties, the associated new value totals for 212 are as follows: $165,285,993, accounting for about 51% of the total new market value in the district. Industrial real and personal property combined make up about 37% of the overall total new market value in the district for the 212 year, with the remaining percentages comprising the categories of multifamily, rural real, commercial real, industrial real, railroad, manufactured housing and exempt properties. In the discussion of new construction

7 and new value, it is important to note the development of subdivision lots with in the district, which is directly associated with the subject. There has been a cyclical surge and fall in recorded subdivisions and associated lots in the Guadalupe Appraisal District over the years of 28 to 212, as depicted below in Exhibit H. This may be related to varying levels of developer confidence, tighter lending practices as well as the associated tumultuous economic recovery indices. EXHIBIT H: VACANT LOTS LOT Legislative Changes: The 83 rd Texas Legislature will begin the process of meeting prospectively after concluding their regular and called sessions in 211. It is expected that there will be legislation introduced impacting the daily operations of the appraisal districts across the State. In the previous legislative session, numerous legislative changes with regard to residential exemption administration were passed to include implementation of HB 252 as related to manufactured housing homestead applicability, as well as additional information required in order to qualify for residential homesteads exemptions. In addition, SB 21 allowed the proration of a qualifying 1% totally disabled veteran, commonly referred to as the DVHS exemption. Along the same lines, the 82 nd Texas legislative changes allowed the DVHS exemption to extend to the surviving spouse of a qualifying disabled veteran. With this particular piece of legislation, there were a few areas during implementation that required an Attorney General s Opinion for the industry to rely on. As previously speculated, legislation relative to the appraisal process will likely be prolific. For a full catalogue of legislative changes related to the appraisal process during the 82 nd legislative sessions, access the following web address:

8 YEAR Overall District Value Comparison Exhibit H depicts the state of market value trend for Guadalupe County over the past 5 years, below. 27 TO 212 MARKET VALUE GUADALUPE APPRAISAL DISTRICT MARKET VALUE MARKET VALUE During the recent economic recession, Texas and Guadalupe County property faired very well with the District being able to maintain a gentle increase in overall market value. 211 M.A.P.S.-State Comptroller of Public Accounts It is appropriate and highly significant to record that the newly legislated M.A.P.S. survey review for the Guadalupe Appraisal District was successful for the 211 review process. This review is conducted by the staff of the State Comptroller of Public Accounts every other year. The survey determines compliance with generally accepted appraisal standards, procedures, and methodology. As indicated in the final report, the Guadalupe Appraisal District passed all of the required elements, as well, no formal recommendations were made. This is directly attributable to the team of highly skilled and professional staff that the Guadalupe Appraisal District retains. Without the daily contributions of this Guadalupe Appraisal District team and efforts to surpass the minimum requirements, this result could not have been achieved. For the 212 year, the District will be apart of the Property Value Study conducted by the Comptroller of Public Accounts, and for the 213 year, the District will be apart of the 213 M.A.P.S. survey. Moving Forward 213 The District staff will continue to move forward pressing toward appraisal and technological advancements, with an effort to develop skills and relationships to mutually benefit the District property owners and entities. Again, all efforts will focus on the District mission to achieve equalization among all classes of property by maintaining the highest standards in appraisal practices and law, guided by the goals of providing quality service to the public, developing high performance employees, and by creation of automated programs to expedite work flow, all oriented toward the highest ethical standards and transparency relative to professional appraisal practices..