Category Archives: board of appeal



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 FranceMust 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.

Toni Williamson

Deputy Clerk, Wilma Township


Board of Reorganization, April 6 and Board of Appeal, April 13

The Wilma Township Board of Reorganization will be held on Wednesday, April 6th 2010 at 7:30pm at the Wilma Town Hall next to the Duxbury Store. It will be immediately followed by the monthly Board of Supervisors meeting.

Unless posted, all future monthly Board of Supervisors meetings will be held on the first Wednesday of each month at 7:30pm at the Wilma Town Hall next to the Duxbury Store. In case of inclement weather, all meetings will be scheduled for the next week at the same time.

The Board of Appeal and Equalization for Wilma Township shall meet on Wednesday, April 13, 2011 at 10:00am at the Wilma Town Hall.

Any questions please call Toni Williamson at 320-245-5194 or email




Chairman Glenford Williamson, Sr. called the meeting to order at 10 a.m. at the Wilma Town Hall with the Pledge of Allegiance.  Also present were Supervisor Michael McCullen, Clerk Paul Raymond,  Wilma Township Assessor Robert Brewster, Pine County Assessor Representative Lonna Meier, and Eric Ternes, Joe Vink, Eldon and Marjorie Schmedeke, and Carl Kratzke.

Paul read the record of last year’s Board of Equalization.  Mike moved to approve; Glen seconded.

First up, Eric Ternes, Parcel 32.00166.002 and .003, south on Crooked Lake Road, the last parcels at the end of the road.  His first parcel, .002, has no utilities or water.  There is a 10’x56’ mobile home and a pole garage.  Bob checked his assessment and said that it should be appraised with only a 25% site amenity, not 100%, so there should be a ¾ reduction on the trailer.  The parcel is on the west side of Crooked Creek, with 125 acres high ground, 20 acres swamp.  Eric says no one stays in the mobile home and he will dismantle it if it can’t be reclassified.  It is now valued at $2,000, $1,000 for the roof cover, for an annual tax of about $20.  Bob is willing to cut the trailer to half, or $1,000. Eric said he wants 45 acres designated swamp instead of the current 20.  Bob said that high ground is valued at $1,425/acre according to the sales study.  Lonna said that based on all sales from October 2008 to Oct. 2009 the high ground price was lowered $75 from $1,500/acre.  Swamp land is $575/acre.  Bob said that for the two sales  in Wilma Township during the sales study period the county was 6 ½% too high.

Eric just bought the adjoining 42 acres with a furnished cabin.  It has two bedrooms but is assessed for three, and two bathrooms, but it has 1 and a half.  This was appraised at $263,800 last year and $235,100 this year.  He paid $195,000 for it complete.  Bob says he can’t base an assessment on what anyone paid; some get good deals and some pay more than the land is worth.  Mike said these above value sales hurt everyone, driving all values up.  The county does not count foreclosures and bankruptcies.  Bob said they could reduce the bedrooms and the baths to one ½.  There are 10 acres swamp; Bob said this could be closer to 15 acres.  Lonna said that swamp must be wet year around and incapable of growing trees. They also have a pasture/timber class called “fair” that is a little less than high ground.

Lonna asked Eric if he knew about the managed forest classification.  Eric said he already has some land in this, and would like to enroll 42 more acres in sustainable forest.  The requirements have changed to require a forester to come out and inspect the land.  Lonna said that with the new legislation, the foresters are deluged with requests.  The requirements are that it be wooded and not subdivided, and the owner gets a rebate, but has to report it as income.  It’s run by the Minnesota Dept. of Revenue.  Bob said that if the swamp is increased by 5 acres it could be a difference of around $4,250, from $235,100 to $230,000

Next, Eldon and Marjorie Schmedeke, Parcel 32.0008 on the Pete Anderson Road. He asked if he was being assessed more because this land is on the section line, because the assessor had asked him if this was on a section line.   Bob said no, but it is at the section lines at the northern and western tiers where adjustments are made.  This land had a $68,900 value in 2009; $81,300 in 2010; and for 2011 it is $74,000, and Eldon wants it reduced to $68,000.   Eldon said he would have appealed last year, but couldn’t attend the meeting.  Eldon does have a recorded easement into the land, and this site amenity makes it worth more.

Eldon had another parcel, in Section 12, the SE ¼ of the SW ¼, which was valued at $94,100 last year but is now $84,200.   It is now $2,100 per acre, and he thinks it should be $1,900 based on land he sold nearby.  McDermott Creek goes through the property and is on the county road.  Bob said there has to be a factual reason to change the value of any parcel, and waterfront properties are going very high.

Mike asked if they take into consideration private assessments?  Lonna said they like to see these private assessments, but without sales they don’t change the township values.  Also private appraisers use foreclosure sales and bankruptcies, and out-of-county sales, which the county doesn’t.  Lonna said that land closer to I-35 corridor is appraised higher, and land south is higher. We are higher than Arna and even higher than New Dosey.  Rock Creek land is $2,150/acre.

Carl Kratzke, Parcel 32.00126:  On the South Duncan Road.  Carl said it used to be classified as timber and is now seasonal/recreational and rural/vacant.  Lonna said they count the first 10 acres as recreational if there are buildings, and the rest as rural/vacant land.  Carl said it’s been filed for sustainable forest since 1999; they have 240 acres in sustainable acres.  There is a small mobile home valued at $1,897, and a junkier one. Carl said he thought the buildings were appraised at $5,000 value.  The total assessed value is $341,700, the land $338,000 and buildings $3,700.  Carl said he is disassembling the larger mobile home.  Bob will check it out in the fall.  Carl said he was sure the board agreed that he had 50 acres of swamp a few years ago (it’s now 20 acres swamp).   Glen and Mike checked the aerial photos and agreed that it should be 50 acres swamp.  Carl said the County Surveyor checked South Duncan Road and determined that the road is on Kratzke’s land.  They cut some of the trees on Kratzke’s land and their own land.  Bob said that Carl should not be taxed for the 6 acres of road as it is a township road.  He said the valuation can be reduced from $341,000 to $250,000 due to the road and the swamp.

Paul Raymond, Parcel 32.0138, five acres north of his section line.  Paul asked if he is being charged for a site amenity, even though the land is connected.  Bob said the site amenity was removed a few years ago.

Glen Williamson, Parcel 32.0074, on the east side of his campground. Glen said he has no access to this land and it is all bog and swamp.  Lonna said they could call it no access and take 15 acres off the high ground classification.  Because Glen could not recuse himself, Lonna said he should write to the assessor explaining the situation and get a ruling.

Thomas Desile, 120 acres on the north and west shores of Little Tamarack Lake, called the assessors, but did not attend the meeting.

William Ramsey, Parcel 32.0219.000, by Grace’s Lake.  This land is landlocked with no access except by boat or on foot.  Bob said he is not paying any site amenities and is appraised less because it is landlocked and no access, and it is as low as it can go.

Board Decisions: Eric Ternes: On the first parcel, Mike moved that it be reduced by ¾ site amenity, approximately $9,750.  Glen seconded. Glen moved to change Eric’s second parcel from 3 bedroom, 2 baths, to 2 bedrooms, 1 ½ baths, and to increase the swamp to 15 acres.  Also to change the mobile home to a storage shed.  Mike seconded.

Eldon and Marg Schmedeke: Mike said that the recorded easement makes the land worth more, and this increases the site amenity. Mike moved to change 8 acres on the NW corner across the river to no access, about a $3,200 reduction from limited access to no access.  Glen seconded.  Mike said that if they change the second parcel from swamp to no access, this would actually increase the value, so he recommended there be no change.

Carl Kratzke, S. Duncan Road: Glen moved to change the swamp to 50 acres, from 20, and to remove South Duncan Road from the tax rolls, approximately 6 acres.  Mike seconded.

William Ramsey: Glen moved that there be no change; Mike seconded.

Mike moved to adjourn; Glen seconded.   Meeting adjourned at 1 p.m.

Paul Raymond, Clerk