WILMA TOWNSHIP BOARD OF EQUALIZATION AND APPEAL, APRIL 13, 2011
Meeting was called to order at 10:00am by Chairman Glen Williamson with the Pledge of Allegiance. Present at the meeting were Supervisors Gary Vink and Mike McCullen, Chairperson Glen Williamson, Deputy Clerk Toni Williamson, Bob Brewster, Township Assessor, Lana Meyer, Pine County Appraiser. Township members present were Diane Raymond (R320138-000), Joe Vink (R32053, R320080, and R320141), Steve Alden (R32-0126-000) and Archie France (R3200122-000).
It was motioned by Gary to waive the minutes as they were not available and it was seconded by Mike and passed.
Bob gave an example of what he does as to when property values are up or down and regarding bankruptcy or sales between families as this is not fair market value and the state has final word.
Lana said that last sales study numbers were down as we had three recreational sales and that there was a lowered land cost on buildings. There were 58 land sales over 35 acres and a land ratio of 109%. County high ground was $1,350 to $2,150 and reduced to $1,395. Building sites were $1,000 to $3,000 on first acre, $16,000 for blacktop roads and $13,000 for gravel.
Land values in Wilma were $1,425 per acre, a $50 decrease. Waste acres were reduced to $550 from $575. Bob said it was hard to say how real estate goes as nothing is really selling. The law of averages comes in so with only a few land sales it’s erratic and down.
There were questions on Site Amenity. It was explained that you only have that with access and buildable site. It can go to $13,000.
Diane Raymond, (R320138-000) – She has 10 acres and her 2011 value is $47,700 and is now on pavement. She had an appraisal in January at $26,500 and she came up with $28,000. Bob said that she has Tamarac River and it costs more. The site amenity on Tamarac is $27,000 instead of $12,000. It forces the property tax and is something that is brought up each year. He said that she will need to take this to legislature as they are powerless at this level. High ground is at $13,075 per acre with access. They show three acres of good access and 3-1/2 acres show as landlocked at $850 per acre, lowered from $1,375 because of limited access. One quarter acre of the land has no value. Joe mentioned that maybe she can sell it. Bob said to ask the county but he does not think so due to limited access. Diane asked how many acres of here land is swamp. Bob said that none and it should be adjusted down as it is too high. She’s getting ¼ of land (2-1/2 acres) with no value.
Diane asked for a printout of how they came to $47,700 and Bob said it is on the web. Mike asked if realtor values it at $26,500 but she pays $47,000, how it works. He said when it is finished he county will have a copy to look into that will have more detail. Lana said appraisals for mortgages are coming in low and they check comparable sales with neighbors and other town ships. This is their guess on what to sell for and the base it on history. Bob will mail a copy to her and she will send o Pine County Assessor. There is a broken down building and the minimum house value is $435.00 so she pays $4.00 per year. Diane said she is satisfied.
Joe Vink, R320138 – Section 7, valued at $72,500 with a 2011 assessment of $68,700. Bob said it has been adjusted down; the house is below average and 25% has been added for depreciation. Lana said to look at the valuation for next year.
Joe Vink, R320080 – Gary abstained from any decisions on the Vink properties. (This is the house next to the Duxbury Store.) It is valued at $76,800. Bob said he will recommend ½ acre will be adjusted as it is on a blacktop. The do not have a well and the water is pumped from the Duxbury Store. Bob said he will recommend they can take ¼ off. There was discussion as to the relevancy of well sharing. Glen suggested that he get the ¼ discount because he will be assed for the well since he owns the Duxbury Store.
Joe Vink, R320141 – It is valued at $276,400 for 200 acres. Building is minimal at $400 and paying $4.00 per year. Glen asked if his taxes went up and Joe said they went down. He has 179 acres of high ground and 18 acres of swamp. It has a driveway, electric and two acres for the road with no well or sewer. Glen asked Bob if it is possible to have it reduced to four acres for $2,750 off. This would be a value change from $276,400 to $276,000. Steve Alden (R32-0126), He had questions regarding garbage. Glen told him that as of two weeks ago, Gary is in charge of the Garbage Committee and suggested that he attend the meeting on May 24 at 7pm at the Duxbury Store.
Archie France, R3200122-000 – It is east of the creek on Fust Lane and has 64 acres. There was discussion as the Supervisors looked at the maps. Bob’s breakdown showed 64.41 acres had river through it. Bpb said the Ariel photo showed access and Archie said there was none. He has ½ site with no well or sewer and it is mostly high ground. Bob shows two acres of swamp and nine acres of no value. Bob said they can take off the nine acres. Glen asked Bob if he recommended that the nine acres to change to no access. Bob said the value was reduced to $4,275 due to the nine acres he bought in the fall. After discussion, Bob will remove the outhouse, a savings of 77¢ and the 2011 assessment of $133,100 will have $4,800 removed for a total of $128.300.
Diane Raymond – According to Mike she will need to get paperwork and there can be no changes without paperwork. Glen mentioned that it is sometimes done administratively and he agrees communication is necessary. Lana agreed they seem to be high and it needs to be looked into. There was a motion by Gary and a second by Mike for no change. Motion passed for no change for R320181.
Joe Vink – (Gary Vink excused himself from all votes for Vink.)
- R320141: Glen made a motion for no change on the first property and it was seconded by Mike and motion passed.
- R320080 – Bob suggested we approve reduction and defer to county and the county will represent Joe. Joe will not have to be there. It may be in the area of $4,000 in reduction. Lana said the Department of Revenue encourages no action there is a conflict of interest and that it should all be deferred. Mike said this is hard to say because we all know each other. Glen said that regardless of knowing each other or not, we still make tough decisions. Glen went on to say why not give the ¼ discount since he will be assessed for the well since he also owns it.
- R320141 – Building minimum is $400, paying $4.00 per year. Glen asked if taxes went up and Joe said they went down. Joe has 179 acres of high land and 18 acres of swamp, with a driveway and electric and two acres for the road with no well. Glen asked if Bob can recommend reducing up to four acres for $2,750 off. This changes the value to $276,000.
Steve Alden R32-0126-000 – Had questions regarding the garbage fee. Mike said if you put trash out it is taxed and each property is taxed with this special assessment. Steve has more than one property, but is taxed on only one. Glen told him that Gary Vink is now in charge of the garbage. Glen motioned and it was seconded by Mike to recommend he attend the next Garbage meeting on May 24, 2011 at 7pm at the Duxbury Store.
Archie France -R320122 He has nine acres on side of creek. Should it be inaccessible? It is east of the creek on Fust Lane. There was discussion as the supervisors looked at the map. Per Bob’s breakdown for McDermot Creeks is $16,000 for first acres with 1,320 feet of frontage at $25.00 per foot. Archie asked about the nine acres to change to no access. Bob said that it show’s access on the aerial photo. Glen suggested to Bob to recommend the change the nine acres to no access. It would be reduced to $4,725. There are four structures on the property, three stick built and one mobile home. Bob will recommend removing $4,800 from the $133,100, reducing it to $128,300.
Archie France –Must take questions regarding trash to the garbage meeting. Glen motioned and it was seconded by Mike for him to do so and passed. For Fust Lane – Recommend nine acres reclassified from good to no access. Motioned by Mike and seconded by Gary and passed.
Glen Williamson – R320073 wanted to know why building value went up to $346,100. Lana said building value up $4,000 and land value up $14,000. Glen said he understands.
Glen thanked all for coming out and thanked Lana and Bob and that he hopes all are satisfied.
Motion to adjourn by Gary and seconded by Mike. Meeting adjourned at 12:00pm.