1. Valuation Based on Zoning
Paul D. Petersen
ASSESSOR
Presentation By
Tom Rief
Title/Mapping Manager
David “Beau” Boisvert
Chief Appraiser

2. Subdivisions don’t just happen
Paul D. Petersen
ASSESSOR

3. Subdivisions don’t just happen
Paul D. Petersen
ASSESSOR

4. Subdivisions don’t just happen
Paul D. Petersen
ASSESSOR

5. Subdivisions don’t just happen
Paul D. Petersen
ASSESSOR
A lot of work & energy go in to developing one
Purchase land / assemble ownership / Survey
Zoning & Entitlements
Entitlements & Zoning
Plat must include measurement & dimensions….
Lots, tracts, easements, common areas
Number each lot, tract, etc.
Dedicate roads, w/ acknowledgements
Govt. approval (prior to recording)

6. Recording the plat
Paul D. Petersen
ASSESSOR
Why? Law req. public notice of changes to real prop boundaries or ownership
How? County Recorder’s Office satisfies law
What? Recorder assigns # to each plat (MCR)
However? There are numerous subs in the county w/ same name but MCR is unique to each

7. Assigning Parcel Numbers
Paul D. Petersen
ASSESSOR
It’s an accounting function……..
County divided into several Books,
Broken down into Maps
Pages
Each page contains several large parcels
Further broken down into unique ‘parcel numbers’ for taxation purposes

8. Mapping……. Identify property via legal description
Paul D. Petersen
ASSESSOR
Identify property via legal description
Assign next available pre-set #
Unique identifier for Treasurer
We generate maps showing all new parcels & boundaries
Simplified CAD process for subs
Maintain County’s parcel fabric in a geospatial environment

9. Mapping…….
Paul D. Petersen
ASSESSOR

10. Mapping…….
Paul D. Petersen
ASSESSOR

11. What’s next? Valuation APN’s = permits = construction = $$$ Expedite?
Paul D. Petersen
ASSESSOR
APN’s = permits = construction = $$$
Expedite?
The better the plat (ownership, etc.) & CAD submittal = time = APN’s = ………….
(res. or comm.)
Valuation

12. Value & Timing
Paul D. Petersen
ASSESSOR

13. Statutory vs. Typical Influence
Paul D. Petersen
ASSESSOR
Current Use – The use to which property is put at the time of valuation by assessor or department.
Highest and Best Use – The most probable use of a property that is:
Physically possible
Legally permissible
Financially feasible

14. A Picture of the Purchase
Paul D. Petersen
ASSESSOR
A snap shot at the time of the Sale Date
What was the land size?
What were the characteristics?
Land
Improvement(s)
What is the Current Use?
Supported by the zoning
Contradicts the zoning

15. The Valuation Process Valuation Date: January 1st of the current year.
Paul D. Petersen
ASSESSOR
Valuation Date: January 1st of the current year.
Valuation Year: The future year proceeding the year in which taxes are levied.
Calendar Year – 2014 (Taxes Levied)
Valuation Year – 2015 (Valuation Notice mailed)
Current use as of the Valuation Date

16. General Groupings Three primary groupings and secondary groupings:
Paul D. Petersen
ASSESSOR
Three primary groupings and secondary groupings:
Residential
Single family
Multi-Family
Commercial
General Commercial
Industrial
Office
Vacant Land
Based on what the zoning was at the time
of the sale occurs

17. The Influence on the Purchase Price
Paul D. Petersen
ASSESSOR
Location
Amenities
Able to change the zoning
Purchase Rate Ranges in General
General Commercial
Office
High Density Multi-Family
Industrial
Single Family/Multi-family (under 12 units)

18. Example of Vacant Land The land size is 43,560 square feet
Paul D. Petersen
ASSESSOR
Property Type
Limited Property Value
Ratio
Taxable
Value
Tax Rate
Estimated Taxes
Commercial
$164,500
.16
$26,320
.1731
$4,555.99
Office
$134,700
$21,552
$3,730.65
High Density
Multi-Family
$95,100
$15,216
$2,633.88
Industrial
$91,500
$14,640
$2,534.18
Single Family
$53,700
$8,592
$1,487.28

19. Map of the Example
Paul D. Petersen
ASSESSOR
I-17 Freeway
I-10 Freeway

20. Example of Improved Property The land size is 108,900 square feet
Paul D. Petersen
ASSESSOR
Property Type
Limited Property Value
Ratio
Assessed Value
Rate
Estimated Taxes
Retail
$3,819,900
.185
$706,682
.1731
$122,326.56
Office /2 story
$2,868,700
$530,710
$91,865.81
High Density Multi-Family
$3,537,800
.10
$353,780
$61,239.32
Industrial
$2,512,400
$464,794
$80,455.84
Single Family
$228,300
$22,830
$3,951.87

21. Conclusion
Paul D. Petersen
ASSESSOR
The Zoning does influence the full cash values of the properties
If the current use does not support the zoning, there is no influence
The current use as of January 1st of the current year establishes the full cash for the future year.

22. Questions
Paul D. Petersen
ASSESSOR
Thank You
Contact Information: Tom Rief # David Boisvert #