APPRAISER & ASSESSOR Real Estate Tax Valuation Overview and Issues
|
|
- Gwendoline Nicholson
- 6 years ago
- Views:
Transcription
1 APPRAISER & ASSESSOR Real Estate Tax Valuation Overview and Issues James R. Johnston, MAI, SRA J. Michael Tarello, MAI, ASA, MRA February 11, 2015 BOSTON Property Advisors Vision Government Solutions
2 AGENDA Expenses Above and Below the Line Income, Rent Roll, Lease Abstracts Expenses, Ordinary and Extraordinary Cap Rate Data and Issues Land Curve Value in Use vs Highest and Best
3 AGENDA Fee Simple vs Leased Fee Mass Appraisal vs Ad Valorem Fair Cash Value 38 D & 61 A Requirements Discovery Process-Limited Data Negotiation Techniques Direct Cap vs DCF Questions and Open Discussion
4 Expenses Above and Below the Line What line are we talking about? BOSTON Property Advisors
5 Expenses Above and Below the Line
6 Summary of DCF
7 Expenses Above and Below the Line Investors Methods per PWC/Korpacz Survey: BOSTON Property Advisors
8 Income, Rent Roll and Lease Abstracts Market Rent Contract Rent Effective Rent (After concessions) Excess Rent (Above Market) Percentage Rent (Straight Percentage) Overage Rent (Above Breakpoint) Office Rent: Gross with Base Year Oper & Tax Expense Retail Rent: Net Plus Oper & Tax Exp. and Percentage Rent Industrial Rent: Net (Direct or Pass Through Expenses)
9 Income, Rent Roll and Lease Abstracts Rent Rolls Try to get two to three years of income and expense info Provide a form that is detailed, but easy to use You want it to provide you with gross income, vacancy and effective gross income Make sure form offers area to show who pays what for expenses Have area in form for sales and cost information Lease Abstracts Lease income, date terms, options for renewal, type of lease (NNN or Gross) see sample form Percentage income, CAM contribution
10 Type of Lease NNN
11 Type of Lease Gross
12 Income & Expense Form
13 Income & Expense Form
14 Lease Abstract Form
15 Expenses BOMA Office Expense Report
16 Expenses Dollars and Cents of Shopping Centers
17 Vacancy Rate Source
18 Cap Rate Data Source PWC / Korpacz Investor Survey Office Rates
19 Cap Rate Data Source
20 Cap Rate Data Source
21 Land Curve-Land Residuals Land curve developed based on market data from community or neighboring towns Land curve parameters ( based on zoning & base lot) Economy of scale Understand land to building ratio and its affects on the land curve Base prime lot (based on Zoning) Excess land, secondary lots, front foot, acreage discount Neighborhood delineation, Street or traffic adjustment Water influence factors All factors must be supported by market data
22 Land Curve Chart
23 Neighborhood Chart
24 Water Influence Factors
25 Acreage Discount Chart
26 Land Curve-Land Residuals Step One- Land and Building Rates =100% for Residential Class- One two and three family Step Two- Lower your land rates to desired median, say 95% Step Three- Run land residuals and save in excel Step Four- Lower building rates to 95% and run improved sales ratio studies By using the building bates at 100% it gives you a true indicator of what your Land Residuals are overall and for each neighborhood
27 Land Curve-Land Residuals Step One Verify sales, review data to determine any time adjustment factor Set building style rates to 100% market value based on M & S or local costs Adjust depreciation tables to current base year Based on land sales and extracted land sales, adjust land curve and neighborhood codes to 100% market value, Also determine base prime lot (usually by zoning) If limited sales available consult neighboring towns Run residuals and improved ratio studies to DOR standards and save a Copy (land residuals and ration studies should be ay 100% of MV) Step Two Lower land curve to desired median and review ratio studies for DOR requirements
28 Land Curve-Land Residuals Step Three Run the land residuals based on step two s rates In excel sort to DOR requirements Need to be run for one, two and three families Separate into neighborhood sorted by size Separate into parcels above and below primary lot acreage number to prove excess land These breakouts need to be further divided by neighborhoods, street adjustment and water influence
29 Land Curve-Land Residuals Step Four Adjust the building rates to your desired median Run all your ratio studies to meet DOR requirements Make a copy of the sales ratio studies and the Residuals These are the ratio studies you will present to the DOR rep Saving a copy of the residuals gives you a picture of all three scenarios
30 Value in Use v Highest and Best Use State Requires assessed value based on value in use or present use 100% or 0% occupied vs market vacancy Excess or potentially developable land issue Value as of January 1 Construction permits can be Jan 1 or June 30 Reconcile both dates
31 Value in Use v Highest and Best Use Key Definitions Highest and Best Use The reasonably probable and legal use of vacant land or an improved property, which is physically possible, appropriately supported, financially feasible, that results in the highest value. The four criteria the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum profitability. Highest and Best Use of Property As Improved The use that should be made of property as it exists. An existing property should be renovated or retained as is so long as it continues to contribute the total value of the property, or until the return from a new improvement would more than offset the cost of demolishing the existing building and constructing a new one. Value in use. The value a specific property has for a specific use. Use Value Assessment. An assessment based on the value of property as it is currently used, not on its market value considering alternative uses.
32 Fee Simple vs Leased Fee Fee Simple- Market rates for valuation date Leased Fee- Contract rents set for a specific time period Leased Fee rates may be lower, higher or similar to Fee Simple Reconcile leased fee rates to fee simple rates
33 Fee Simple vs Leased Fee Key Definitions Fee simple estate. Absolute ownership unencumbered by any other interest or state, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat. Leased fee estate. An ownership interest held by a landlord with the rights of use and occupancy conveyed by lease to others. The rights of the lessor (leased fee owner) and the leased fee a specified by contract terms contained within the lease. Leasehold estate. The interest held by a lessee (the tenant or renter) through a lease conveying the rights of use and occupancy for a stated term under certain conditions. Market rent. The rental income that a property would most probably command in the open market; indicated by the current rents paid and asked for comparable space as of the date of the appraisal. Market Value as stated herein is consistent with the term Fair Cash Value, as defined in the case of Boston Gas v. Assessors of Boston: 334 Mass (1956). "This means fair market value, which is the price an owner willing but not on the compulsion to sell from one willing but not under compulsion to buy. It means the highest price that a normal purchaser not under peculiar compulsion to pay at the time, and cannot exceed the sum which the owner after reasonable effort could obtain for his property The Fair Cash Value is the value the property would have had on January 1, of any taxable year in the hands of any owner, including the present owner."
34 Mass Appraisal Ad Valorem Fair Cash value Mass Appraisal based on Fair Cash Value Mass Appraisal- Values a group of properties based on equity and specific valuation date Mass Appraisal separates land building value Mass Appraisal Value vs individual ad valorem fair cash value at ATB May have to reconcile difference
35 38D Requirements 38 D- Assessor requests I&E info for revaluation Owner or lessee required to return info under oath within 60 days Failure to respond results in automatic dismissal of filing at ATB False statement bar from statutory appeal Res penalty of $50, comm penalty of $250 BOA must inform owner or lessee
36 61A Requirements 61 A- Assessor requests I&E info for abatement review Owner or lessee required to return info under oath within 30 days Failure to respond bar from statutory appeal Unless unable to comply for reasons beyond control or made good faith effort This also applies to 38 D
37 Discovery Process limited data negotiation technique Owner or lessee appeals to ATB Request set of Interrogatories send out immediately even if you do not have a set date Work with your attorney and appraiser to ask appropriate question If return info incomplete- conf call with ATB Request for dismissal due to incomplete response ATB will give time table for response, if not returned the case will be dismissed
38 Discovery Process limited data negotiation technique When in abatement or pre trial negotiations Do not negotiate in a position of weakness Burden of proof is with owner or rep Require supporting data Do not split the baby- your assessment is already at market (unless incorrect data) Rep is an advocate of owner- will present a low figure for settlement purposes Negotiate with equity to other properties in mind
39 DCF VS Direct Cap Direct Cap utilized for mass appraisal valuation DCF used for investment and institutional valuation DCF good tool for new construction Determines stabilize income stream in an unstable property- high vacancy or in transition type of property Also used for development projects DCF information can be useful for developing a stabilized direct cap value
40 DCF VS Direct Cap
41 Questions and Open Discussion Specific issues in your community Difficult types of properties to assess
APPRAISER & ASSESSOR Real Estate Tax Valuation Overview and Issues
APPRAISER & ASSESSOR Real Estate Tax Valuation Overview and Issues James R. Johnston, MAI, SRA J. Michael Tarello, MAI, ASA, MRA May 20, 2015 BOSTON Property Advisors Vision Government Solutions AGENDA
More informationRESIDUAL ANALYSIS PRINCIPLES AND PROCEEDURES
RESIDUAL ANALYSIS PRINCIPLES AND PROCEEDURES OVERVIEW 1. Residual analysis or extractions, are a form of land valuation study. 2. This analysis relies on the improved sales (typically the largest group
More informationWATERFRONT LOCAL IMPROVEMENT DISTRICT OVERVIEW. November 2017
WATERFRONT LOCAL IMPROVEMENT DISTRICT OVERVIEW November 2017 LOCAL IMPROVEMENT DISTRICT Funding tool by which property owners financially contribute to a project that will increase the value of their property
More informationLOCAL IMPROVEMENT DISTRICT APPRAISER PRESENTATION. November 2017
LOCAL IMPROVEMENT DISTRICT APPRAISER PRESENTATION November 2017 SPECIAL BENEFIT STUDY WHY? A special benefit study is a tool consistently used with LID projects. Municipality retains an expert consultant
More informationMAAO Sales Ratio Committee 2013 Fall Conference Seminar
MAAO Sales Ratio Committee 2013 Fall Conference Seminar Presented By: Al Whitcomb Dakota County (Retired) John Keefe Chisago County Assessor Brent Reid City of Coon Rapids Michael Thompson Scott County
More informationTypical Valuation Approaches and How to Deal With Them
Typical Valuation Approaches and How to Deal With Them January, 2018 Anthony F. DellaPelle, Esq., CRE Shareholder, McKirdy, Riskin, Olson & DellaPelle, P.C. Morristown, New Jersey Christian F. Torgrimson,
More informationBUSI 331: Real Estate Investment Analysis and Advanced Income Appraisal
BUSI 331: Real Estate Investment Analysis and Advanced Income Appraisal PURPOSE AND SCOPE The Real Estate Investment Analysis and Advanced Income Appraisal course BUSI 331 is intended to build upon the
More informationTHE APPRAISAL OF REAL ESTATE 3 RD CANADIAN EDITION BUSI 330
THE APPRAISAL OF REAL ESTATE 3 RD CANADIAN EDITION BUSI 330 REVIEW NOTES by CHUCK DUNN CHAPTER 20 Copyright 2010 by the Real Estate Division and Chuck Dunn. All rights reserved CHAPTER 20 - THE INCOME
More informationFollowing is an example of an income and expense benchmark worksheet:
After analyzing income and expense information and establishing typical rents and expenses, apply benchmarks and base standards to the reappraisal area. Following is an example of an income and expense
More informationNCGS , ,
NCGS 105-283, 105-286, 105-317 Requires Counties to establish values based on current market conditions. Values should be at or near 100% of market value as of the reappraisal date. Counties MUST do a
More informationMulti-Family Methodology Analysis
Multi-Family Methodology 2018 Analysis Assessment Department February, 2018 2018 Multi-Family Assessment Methodology Property assessments in the City of Medicine Hat reflect the fee simple market value
More informationMercantile Ground Lease Parcel Acquisition. Briefing to the Economic Development and Housing Committee June 27, 2006
Mercantile Ground Lease Parcel Acquisition Briefing to the Economic Development and Housing Committee June 27, 2006 Purpose Describe the provisions of the development agreement with Forest City ( FC Merc
More informationWALLER COUNTY APPRAISAL DISTRICT MASS APPRAISAL REPORT APPRAISAL YEAR 2018
WALLER COUNTY APPRAISAL DISTRICT MASS APPRAISAL REPORT APPRAISAL YEAR 2018 ADDENDUM TO WCAD REAPPRAISAL PLAN FOR 2017 AND 2018 WALLER COUNTY APPRAISAL DISTRICT Uniform Standards of Professional Appraisal
More informationRetail Acquisition Example
Property Information Retail Acquisition Example Project Assumptions Acquisition Assumptions Property Name Retail Acquisition Example Project Type Acquisition Location Austin, TX Acquisition Cost $1,800,000
More informationTHE APPRAISAL OF REAL ESTATE 3 RD CANADIAN EDITION BUSI 330
THE APPRAISAL OF REAL ESTATE 3 RD CANADIAN EDITION BUSI 330 REVIEW NOTES by CHUCK DUNN CHAPTER 16 Copyright 2010 by the Real Estate Division and Chuck Dunn. All rights reserved CHAPTER 16 - LAND AND SITE
More informationRisk Management Insights
Risk Management Insights Appraisal Review Part II: Income Capitalization Approach George Mann, Managing Director and Chief Appraiser, Collateral Evaluation Services, Inc.and Nikki Griffith, MAI, CCIM,
More informationChapter 8. How much would you pay today for... The Income Approach to Appraisal
How much would you pay today for... Chapter 8 One hundred dollars paid with certainty each year for five years, starting one year from now. Why would you pay less than $500 Valuation Using the Income Approach
More informationBasics of Commercial Real Estate Transactions Day Two
Basics of Commercial Real Estate Transactions Day Two John Rockwell, Partner Energy October 12, 2016 PG&E refers to the Pacific Gas and Electric Company, a subsidiary of PG&E Corporation. 2010 Pacific
More informationRockwall CAD. Basics of. Appraising Property. For. Property Taxation
Rockwall CAD Basics of Appraising Property For Property Taxation ROCKWALL CENTRAL APPRAISAL DISTRICT 841 Justin Rd. Rockwall, Texas 75087 972-771-2034 Fax 972-771-6871 Introduction Rockwall Central Appraisal
More informationProperty Tax and Real Estate Appraisal Services
Property Tax and Real Estate Appraisal Services Appraisers/Consultants Micheal R. Lohmeier, ASA, MAI Certified General Real Estate Appraiser Direct: 248.368.8873 E: MLohmeier@virchowkrause.com Micheal
More informationOffice Building. Market Value Assessment in Saskatchewan Handbook. Office Building Valuation Guide
Market Value Assessment in Saskatchewan Handbook Office Building Saskatchewan Assessment Management Agency 2012 This document is a derivative work based upon a handbook entitled the "Market Value and Mass
More informationCity of Nashua, NH 2018 Revaluation Informational Meeting
City of Nashua, NH 2018 Revaluation Informational Meeting Legal Requirements Constitutional Duty of the City: [Art.] 6. [Valuation and Taxation.] The public charges of government, or any part thereof,
More informationFor the Property Owner who wants to know!
For the Property Owner who wants to know! Answers to frequently asked questions concerning PROPERTY ASSESSMENTS and PROCEDURES. Provided by the Town of York Assessor s Office This booklet will attempt
More informationUnderstanding Mississippi Property Taxes
Understanding Mississippi Property Taxes Property tax revenues are a vital component of the budgets of Mississippi s local governments. Property tax revenues allow these governments to provide important
More informationGENERAL ASSESSMENT DEFINITIONS
21st Century Appraisals, Inc. GENERAL ASSESSMENT DEFINITIONS Ad Valorem tax. A tax levied in proportion to the value of the thing(s) being taxed. Exclusive of exemptions, use-value assessment laws, and
More informationHow to Read a Real Estate Appraisal Report
How to Read a Real Estate Appraisal Report Much of the private, corporate and public wealth of the world consists of real estate. The magnitude of this fundamental resource creates a need for informed
More informationFiling a property assessment complaint and preparing for your hearing. Alberta Municipal Affairs
Filing a property assessment complaint and preparing for your hearing Alberta Municipal Affairs Alberta s Municipal Government Act, the 2018 Matters Relating to Assessment Complaints Regulation, and the
More informationWe look forward to working with you to build on our collaboration and enhance our partnership on behalf of all Minnesotans.
Date: February 27, 2017 To: County Assessors, Auditors, and Treasurers From: Cynthia Rowley, Director Property Tax Division Subject: Property Tax Services Report The Property Tax Division of the Minnesota
More informationChapter 8. How much would you pay today for... The Income Approach to Appraisal
How much would you pay today for... Chapter 8 One hundred dollars paid with certainty each year for five years, starting one year from now. Why would you pay less than $500 Valuation Using the Income Approach
More informationA Demonstration Appraisal Report. Of a. Located at. Date of Appraisal. Prepared for. Prepared by
A Demonstration Appraisal Report Of a Located at Date of Appraisal Prepared for Prepared by International Association of Assessing Officers Professional Designation Subcommittee 314 West 10 th Street Kansas
More informationSpecial Purpose Properties. Special Valuation Considerations
Special Purpose Properties Special Valuation Considerations 2017 Case Study in Ottawa: New Automobile Dealership Many brand-specific specialties Cost: $4,000,000 (including land and a developer fee) Sales
More informationASSESSMENT AND TAXATION
ABSTRACT A brief synopsis of the assessment, appeal and taxation process as implemented by the Code of Iowa and Administrative Rules. ASSESSMENT AND TAXATION Iowa State Association of Assessors General
More informationTHE REVALUATION OF ROXBURY
THE REVALUATION OF ROXBURY The following is the definition of a Revaluation Program as described in the Handbook for New Jersey Assessors : A revaluation program seeks to spread the tax burden equitably
More informationASSESSMENT METHODOLOGY
2018 ASSESSMENT METHODOLOGY COMMERCIAL FREE-STANDING PARKADE A summary of the methods used by the City of Edmonton in determining the value of free-standing parkade properties in Edmonton for assessment
More informationPREPARING FOR THE MINNESOTA INCOME PROPERTY CASE STUDY EXAM WORKSHOP
PREPARING FOR THE MINNESOTA INCOME PROPERTY CASE STUDY EXAM WORKSHOP Date: September 18, 2018 Location: Country Inn & Suites Chanhassen, MN Instructor: Bob Wilson, CAE, ASA Revised October, 2017 PREPARING
More informationASSESSMENT METHODOLOGY
2018 ASSESSMENT METHODOLOGY MULTI-RESIDENTIAL MANUFACTURED HOME PARK A summary of the methods used by the City of Edmonton in determining the value of multi-residential manufactured home park land properties
More informationThe rental levels will be based upon contract rent for the leases in place and is provided below:
PROJECT 1: TWIN PINES FINANCIAL DATA Leases The potential income relates to rentals being obtained from tenants occupying space in the project. A current rent roll was provided, and it is assumed that
More informationIntroduction. Market Value Assessment in Saskatchewan Handbook. Introduction
Market Value Assessment in Saskatchewan Handbook Saskatchewan Assessment Management Agency 2012 This document is a derivative work based upon a handbook entitled the "Market Value and Mass Appraisal for
More informationSAMPLE CASE STUDY. Beaver Bay Office Building
SAMPLE CASE STUDY Beaver Bay Office Building Marks PURPOSE: Find the current market value of the subject property. DATE OF APPRAISAL: July 1, 2013 SPECIFIC INSTRUCTIONS 10 1. Estimate the market rent of
More informationChapter 1 Economics of Net Leases and Sale-Leasebacks
Chapter 1 Economics of Net Leases and Sale-Leasebacks 1:1 What Is a Net Lease? 1:2 Types of Net Leases 1:2.1 Bond Lease 1:2.2 Absolute Net Lease 1:2.3 Triple Net Lease 1:2.4 Double Net Lease 1:2.5 The
More informationIn-Depth Capitalization Rate Review
In-Depth Capitalization Rate Review Leonard J. Patcella, Jr., CMI, MAI President Equity Appraisal Co., Inc. Springhouse, PA jack.equityappraisal@comcast.net David A. Schneider, Esq. Partner Archer & Greiner,
More informationSample Exam 2 Textbook Rationales
Sample Exam 2 Textbook Rationales 1. d The agreement between landlord and tenant here is a tenancy at will. The tenant is free to move out at any time, and the landlord can tell the tenant it s time to
More informationSAMA Presenters: Steve Suchan Todd Treslan February 1, 2015
SAMA Presenters: Steve Suchan Todd Treslan February 1, 2015 Presentation Overview Part 1 - Steve SAMA Who we are and what we do Assessment legislation and principles Valuation standards (Regulated, non-regulated)
More informationNew leases standard ASC 842 Lessee - operating leases. Itai Gotlieb, Partner, Professional Practice July 2017
ASC 842 Lessee - operating leases Itai Gotlieb, Partner, Professional Practice July 2017 Overview Under Accounting Standards Codification (ASC) 842, Leases, lessees recognize assets and liabilities for
More informationValuation models for low-income housing: How does income approach reduce ambiguity of assessing property tax?
RAIS RESEARCH ASSOCIATION for INTERDISCIPLINARY OCTOBER 2017 STUDIES Valuation models for low-income housing: How does income approach reduce ambiguity of assessing property tax? Yelin (Jenny) Li Salem
More informationRequirements for International Standards in Valuation & Surveying
Requirements for International Standards in Valuation & Surveying Jonathan Harris CBE DLitt(Hon), FRICS, FInstCPD, CRE President of RICS 2000-2001 Member of REM Glossary of Terms for International Valuation
More informationTALK REAL. Now that you ve received your property assessment ASSESSMENTS, ROLLBACKS AND YOUR PROPERTY TAXES
REAL TALK FROM THE POLK COUNTY ASSESSOR www.assess.co.polk.ia.us SPRING 2013 ASSESSMENTS, ROLLBACKS AND YOUR PROPERTY TAXES Now that you ve received your property assessment for 2013, you re likely wondering
More informationBusiness Valuation More Art Than Science
Business Valuation More Art Than Science One of the more difficult aspects of business planning is business valuation. It is also one of the more important aspects. While owners of closely held businesses
More informationReal Estate 63-Hour Sales Associate Pre-Licensing Course. Topics Covered & Learning Objectives
Real Estate 63-Hour Sales Associate Pre-Licensing Course Topics Covered & Learning Objectives Lesson 1: Administrative Matters And Course Overview; The Real Estate Business Describe the various activities
More informationLITIGATING IN A MASS APPRAISAL ENVIRONMENT
11 th Mass Appraisal Valuation Symposium Innovation, Transformation, Knowledge Enhancement and Improved Efficiencies in Mass Appraisal Niagara Falls, Canada May 17-18, 2016 LITIGATING IN A MASS APPRAISAL
More informationCap Rate Trends, Methodology and Analysis. Dane R. Anderson MAI, CCIM Appraisal & Litigation Services Director
Cap Rate Trends, Methodology and Analysis Dane R. Anderson MAI, CCIM Appraisal & Litigation Services Director 1 Quickly The Income Approach Basis of the Approach Present worth of future benefits Two Methods:
More informationPublished in Spring 1986 Issue The Real Estate Appraiser & Analyst Society of Real Estate Appraisers 1
(1) Published in Spring 1986 Issue The Real Estate Appraiser & Analyst Society of Real Estate Appraisers 1 Alternative Valuation Methods for Leasehold Properties By Tony Sevelka, AACI, SREA, MAI, CRE Introduction
More informationPROTECTING FEE SIMPLE VALUE FROM A LEASED FEE ANALYSIS: WHY YOUR PROPERTY MAY BE NEXT
PROTECTING FEE SIMPLE VALUE FROM A LEASED FEE ANALYSIS: WHY YOUR PROPERTY MAY BE NEXT Adam C. Strasser, Esq. Senior Tax Manager Walgreens Deerfield, IL adam.strasser@walgreens.com Anthony Barna, MAI Appraiser
More informationValbridge Valuation Advisory
Valbridge Valuation Advisory Re: Attn: Multi-Family Property Taxes Lenders and Purchasers Cash is king, and property taxes can kill the cash flow of a multi-family property. What does that mean to you?
More informationProfessional Certification Programs
Professional Certification Programs Participants in NDC training, including staff members of Housing and Economic Development Networks, State and Local Governments, Community Development Banks and Charitable
More informationGuide to Appraisal Reports
Guide to Appraisal Reports What is an appraisal? An appraisal is an independent valuation of real property prepared by a qualified Appraiser and fully documented in a report. Based on a series of appraisal
More informationShopping Centre. Market Value Assessment in Saskatchewan Handbook. Shopping Centre Valuation Guide
Market Value Assessment in Saskatchewan Handbook Shopping Centre Saskatchewan Assessment Management Agency 2012 This document is a derivative work based upon a handbook entitled the "Market Value and Mass
More informationSAMA Presentation February 7-15, 2013 RMAA and UMAAS Sponsored Workshop Series
SAMA Presentation February 7-15, 2013 RMAA and UMAAS Sponsored Workshop Series Presentation Overview SAMA Who we are and what we do Summary of assessment legislation and policy Valuation publications Valuation
More informationSaskatchewan Municipal Board Assessment Appeals Committee
Saskatchewan Municipal Board Assessment Appeals Committee Appeal: 2009-0039 RESPONDENT: Town of Hudson Bay In the matter of an appeal to the Assessment Appeals Committee, Saskatchewan Municipal Board,
More informationEXPLAINING MASS APPRAISAL
EXPLAINING MASS APPRAISAL PROMOTING THE ROLE OF THE ASSESSOR MAAO SUMMER CONFERENCE, JUNE 24, 2015 RICHARD W. FINNEGAN, MAA Please excuse the length of this letter. I didn t have time to write a short
More informationVillage of Scarsdale
Village of Scarsdale VILLAGE HALL / 1001 POST ROAD / SCARSDALE, NY 10583 914.722.1110 / WWW.SCARSDALE.COM Village Wide Revaluation Frequently Asked Questions Q1. How was the land value for each parcel
More informationReal Estate Appraisal
Market Value Chapter 17 Real Estate Appraisal This presentation includes materials from Ling and Archer, 4 th edition, Real Estate Principles The highest price a property will bring if: Payment is made
More informationDefinitions ad valorem tax Adaptive Estimation Procedure (AEP) - additive model - adjustments - algorithm - amenities appraisal appraisal schedules
Definitions ad valorem tax - in reference to property, a tax based upon the value of the property. Adaptive Estimation Procedure (AEP) - A computerized, iterative, self-referential procedure using properties
More informationDIRECTIVE # This Directive Supersedes Directive # and #92-003
Division Of Property Valuation Docking State Office Building 915 SW Harrison St., Room 400N Topeka, KS 66612-1588 Nick Jordan, Secretary David N. Harper, Director phone: 785-296-2365 fax: 785-296-2320
More informationUNDERSTANDING YOUR ASSESSMENT
UNDERSTANDING YOUR ASSESSMENT An informational booklet explaining property assessments and procedures. Provided by the Town of York Assessor s Office This booklet will attempt to explain the Assessment
More informationThe Three Approaches to Value
Chapter 6 The Three Approaches to Value The appraiser considers three approaches to develop indications of value. These are: Cost approach; Sales comparison (market) approach; and Income approach. All
More informationIMPORTANT ANNOUNCEMENT: Our website is changing! Please click here for details.
IMPORTANT ANNOUNCEMENT: Our website is changing! Please click here for details. Home Search Downloads Exemptions Agriculture Maps Tangible Links Contact Home Frequently Asked Questions (FAQ) Frequently
More informationChapter 8. The Income Approach to Appraisal. Two Approaches to Income Valuation. How Does DCF Differ from Direct Cap? Rationale:
The Income Approach to Appraisal Chapter 8 Valuation Using the Income Approach Rationale: Value of a property is the present value of its anticipated income. Often called income capitalization Capitalize:
More informationGASB 87: Leases. Hosted By: Ben Lindekugel, Executive Director Association of Washington Public Hospital Districts
GASB 87: Leases Hosted By: Ben Lindekugel, Executive Director Association of Washington Public Hospital Districts November 6, 2018 Presented By Tom Dingus, CPA, Partner Dingus, Zarecor & Associates PLLC
More informationSTEVEN J. DREW Assessor OFFICE OF THE ASSESSOR Service, Integrity, Fairness, Internationally Recognized for Excellence
STEVEN J. DREW Assessor OFFICE OF THE ASSESSOR Service, Integrity, Fairness, Internationally Recognized for Excellence OVERVIEW OF RESIDENTIAL APPRAISAL PROCESS And Cost Valuation Report Introduction The
More informationResidual Valuations & Development Appraisals
Residual Valuations & Development Appraisals Speaker: Richard Johnson Presentation to the SCSI 28 th May 2015 Savills 33 Molesworth Street, Dublin 2 T: +353 (0) 1 618 1344 E: richard.johnson@savills.ie
More informationUNDERSTANDING PROPERTY ASSESSMENT APPEALS A GUIDE TO REGULAR ASSESSMENT APPEALS UNDER TRUE MARKET VALUE AND COMMON LEVEL RANGE STANDARDS
UNDERSTANDING PROPERTY ASSESSMENT APPEALS A GUIDE TO REGULAR ASSESSMENT APPEALS UNDER TRUE MARKET VALUE AND COMMON LEVEL RANGE STANDARDS This information was developed to assist property owners in preparing
More information2011 ASSESSMENT RATIO REPORT
2011 Ratio Report SECTION I OVERVIEW 2011 ASSESSMENT RATIO REPORT The Department of Assessments and Taxation appraises real property for the purposes of property taxation. Properties are valued using
More informationLease Accounting and Loan Covenants: What is the Impact?
Lease Accounting and Loan Covenants: What is the Impact? Monday June 26, 2017 9:15 AM 10:30 AM Presented by: Charlie Shannon Partner Moss Adams LLP 8750 N. Central Expressway, Suite 300 Dallas, TX 75231
More informationTable of Contents 2015 Commercial Revaluation Report
Table of Contents 05 Commercial Revaluation Report 05 Commercial & Industrial Valuation Summary Introduction Uniform Standards Approaches to Value Land Valuation Land to Building Ratios Parking to Building
More informationRAINS COUNTY APPRAISAL DISTRICT
RAINS COUNTY APPRAISAL DISTRICT 2017 MASS APPRAISAL SUMMARY REPORT mass appraisal report 2017 uspap_appr_report RAINS COUNTY APPRAISAL DISTRICT 2017 MASS APPRAISAL SUMMARY REPORT Identification of Subject:
More informationTable of Contents 2017 Commercial Revaluation Report
Table of Contents 07 Commercial Revaluation Report 07 Commercial & Industrial Valuation Summary Introduction Uniform Standards Approaches to Value Land Valuation Land to Building Ratios Parking to Building
More informationHow to Petition for a Review of Your Property Taxes: County Board of Equalization
How to Petition for a Review of Your Property Taxes: County Board of Equalization Talk with the Assessor There are several reasons why you may want to petition for a review of your property taxes. Whatever
More informationGetting to the Point Communicating Effectively in the Commercial Real Estate Market
Getting to the Point Communicating Effectively in the Commercial Real Estate Market Mark Jewell, President RealWinWin, Inc. mjewell@realwinwin.com National Conference on Building Commissioning 2 June 2009
More informationGot too Much Space? Sublease it.
Got too Much Space? Sublease it. Vincent Bajardi, CCIM Senior Advisor (314) 719-2069 vbajardi@gundakercommercial.com For those of us who have been in the real estate business during challenging economic
More informationDISCLAIMER: Copyright: 2014
DISCLAIMER: This publication is intended for EDUCATIONAL purposes only. The information contained herein is subject to change with no notice, and while a great deal of care has been taken to provide accurate
More informationThere are some fundamental principles which the Council will apply when regenerating estates:
FREQUENTLY ANSWERS TO QUESTIONS RAISED BY HOMEOWNERS OF CRESSINGHAM GARDENS (LEASEHOLDERS AND FREEHOLDERS) General Principles Definition of Resident The Key Guarantees and Affordability The Processes Valuations
More informationAnatomy Of An Appraisal
Anatomy Of An Appraisal Leslie A. Fields The most important thing to know about an appraisal report is how to review and critique it. Leslie A. Fields a partner with the Law Firm of Faegre & Benson LLP,
More informationCourse Mass Appraisal Practices and Procedures
Course 331 - Mass Appraisal Practices and Procedures Course Description This course is designed to build on the subject matter covered in Course 300 Fundamentals of Mass Appraisal and prepare the student
More informationHeiwa Real Estate Co., Ltd.
To the Shareholders of Heiwa Real Estate Co., Ltd. INFORMATION DISCLOSED ON THE INTERNET UPON ISSUING NOTICE CONCERNING THE CONVOCATION OF THE 94th ORDINARY GENERAL SHAREHOLDERS MEETING THE 94th FISCAL
More informationSTEVEN J. DREW Assessor OFFICE OF THE ASSESSOR Service, Integrity, Fairness, Internationally Recognized for Excellence
STEVEN J. DREW Assessor OFFICE OF THE ASSESSOR Service, Integrity, Fairness, Internationally Recognized for Excellence OVERVIEW OF RESIDENTIAL APPRAISAL PROCESS And Cost Valuation Report Introduction The
More informationVAN ZANDT COUNTY APPRAISAL DISTRICT 2018 ANNUAL REPORT
VAN ZANDT COUNTY APPRAISAL DISTRICT 2018 ANNUAL REPORT INTRODUCTION The Van Zandt County Appraisal District is a political subdivision of the state. The Constitution of the State of Texas, the Texas Property
More informationASSESSORS ANSWER FREQUENTLY ASKED QUESTIONS ABOUT REAL PROPERTY Assessors Office, 37 Main Street
A. THE ASSESSMENT PROCESS: ASSESSORS ANSWER FREQUENTLY ASKED QUESTIONS ABOUT REAL PROPERTY Assessors Office, 37 Main Street What is mass appraisal? Assessors must value all real and personal property in
More information2016 Level I Tutorials. Income Approach to Value
2016 Level I Tutorials Income Approach to Value 1 The income approach is based on the principal that the value of an investment property reflects the quality and quantity of the income it is expected to
More informationGASB 87, Leases. Ali H. Hijazi, Senior Manager
GASB 87, Leases Ali H. Hijazi, Senior Manager Agenda Timing Defining Our Terms Accounting and Disclosure Requirements Preparation Recommendations Examples 2 Timing Timing The requirements of this standard
More informationRevaluation Explained
Revaluation Explained Northeast Revaluation Group, LLC 615 Jefferson Blvd., Suite 203, Warwick, RI 02886 401-737-0300 support@nereval.com Revaluation Process in a Nutshell 1. Take a group of properties
More informationINSTITUTE FOR PROFESSIONALS IN TAXATION REAL PROPERTY TAX SCHOOL REVIEW AND INTRODUCTION
INSTITUTE FOR PROFESSIONALS IN TAXATION REAL PROPERTY TAX SCHOOL REVIEW AND INTRODUCTION This section is an overview of the major topics covered by IPT s Property Tax School which are directly relevant
More informationPast & Present Adjustments & Parcel Count Section... 13
Assessment 2017 Report This report includes specific information regarding the 2017 assessment as well as general information about both the appeals and assessment processes. Contents Introduction... 3
More informationThese FAQs reflect current views and understanding of the IASB project.
FAQ 14 SEPTEMBER 2010 IASB PROJECT ON LEASE ACCOUNTING These FAQs reflect current views and understanding of the IASB project. In August 2010, the International Accounting Standards Board (IASB) and the
More informationMass Appraisal of Income-Producing Properties
Chapter 10 Mass Appraisal of Income-Producing Properties Whether valuing income-producing property or residential property, you can use similar information and methods for collecting and analyzing data
More informationDistressed Properties, Vacancy Shortfall, and Entrepreneurial Incentive
Property Tax Valuation Insights Distressed Properties, Vacancy Shortfall, and Entrepreneurial Incentive Michelle DeLappe, Esq., and Andrew T. Robinson, MAI A commercial property that suffers from below-market
More informationRevised Seller/Servicer Guide Chapter 12 Multifamily Appraisals. Martin A. Skolnik, MAI (Marty) Director, Multifamily Appraisals
Revised Seller/Servicer Guide Chapter 12 Multifamily Appraisals Martin A. Skolnik, MAI (Marty) Director, Multifamily Appraisals June 26, 2014 Multifamily Real Estate Valuation at Freddie Mac Freddie Mac
More informationHow to Build a Defensible Record
ASSESSMENT LITIGATION: How to Build a Defensible Record 2017 LWM Assessor Institute, Lake Lawn Resort, Delevan Presented by Amy Seibel & Shannon Krause What type of valuation year? Revaluation Year Maintenance
More informationASSESSMENT REVIEW BOARD
ASSESSMENT REVIEW BOARD MAIN FLOOR CITY HALL 1 SIR WINSTON CHURCHILL SQUARE EDMONTON AB T5J 2R7 (780) 496-5026 FAX (780) 496-8199 NOTICE OF DECISION 0098 248/10 Altus Group Ltd. The City of Edmonton 17327
More informationProperty Tax Oversight Program
Property Tax Oversight Program Consult the statutory reference before taking action. Dates are due dates or deadlines, unless otherwise stated. Dates that fall on a weekend or holiday are moved to the
More information