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Tyler Technologies Appraisal & Tax Division Final ... · PDF fileTyler Technologies Appraisal & Tax Division Final Documentation Town of Sprague October 30, 2012

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  • Tyler Technologies

    Appraisal & Tax Division

    Final Documentation

    Town of Sprague

    October 30, 2012

  • Contents

    1. Introduction ............................................................................................................................. 1

    1.1 Identify the client ............................................................................................................. 1

    1.2 Intended Use .................................................................................................................... 1

    1.3 Effective Date of the Appraisal ........................................................................................ 2

    1.4 Date of the Report ............................................................................................................ 2

    1.5 Type and Definition of Value ............................................................................................ 2

    1.6 Limiting Conditions ........................................................................................................... 4

    1.7 Extraordinary Assumptions and/or Hypothetical Conditions .......................................... 5

    1.8 Property Rights Appraised ............................................................................................... 5

    2. Scope of Work ......................................................................................................................... 6

    2.1 Properties Appraised ...................................................................................................... 10

    2.2 Highest and Best Use Analysis........................................................................................ 11

    2.3 Preliminary Testing Results ............................................................................................ 12

    3. Land Valuation ....................................................................................................................... 13

    3.1 Neighborhood Delineation ............................................................................................. 13

    3.2 Model Specification and Calibration .............................................................................. 14

    3.3 Model Validation ............................................................................................................ 16

    4. Cost ApproachWith such a small dataset on which to base the valuation, the cost approach

    was the only viable approach available. ....................................................................................... 16

    4.1 Model Specification and Calibration .............................................................................. 16

    4.2 Model Validation ............................................................................................................ 18

    5. Analysis of Results ................................................................................................................. 18

    6. Reconciliation ........................................................................................................................ 23

    7. Public Disclosure .................................................................................................................... 23

  • 8. Certification ........................................................................................................................... 24

    9. Appendix ................................................................................................................................ 25

    9.1 USPAP Standard 6 .......................................................................................................... 25

    9.2 IAAO Standard on Mass Appraisal ................................................................................. 25

    9.3 IAAO Standard on Ratio Studies ..................................................................................... 25

    9.4 Articles of Agreement .................................................................................................... 25

    9.5 Data Collection Manuals ................................................................................................ 25

    9.6 Data Mailer Samples ...................................................................................................... 25

    9.7 Data Mailer Procedures ................................................................................................. 25

    9.8 Land Analyses ................................................................................................................. 26

    9.9 Cost Calibration Samples ................................................................................................ 26

    9.10 Final Sales Ratio Report ..................................................... Error! Bookmark not defined.

    9.11 State of CT Performance Based Testing ......................................................................... 26

    9.12 Sample Notice to Taxpayer ............................................................................................ 26

    9.13 Univers Valuation Tables ................................................................................................ 26

    10. Definitions .......................................................................................................................... 27

  • S p r a g u e , C T F i n a l P r o j e c t D o c u m e n t a t i o n

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    1. Introduction The Town of Sprague last revalued properties in 2005. Per Connecticut General Statute,

    values have been updated for October 1, 2012, seven years subsequent to the last

    valuation. The assessments reflect 70% of fair market or use value in the case of properties

    classified under Public Act 490. In addition to the update to values, approximately 50% of

    the properties in town were fully inspected. In addition, data mailers were sent to each

    property, so the property inventory can be considered current. These assessments will be

    the basis for the October 1, 2012 Grand List on which the July, 2013 real estate tax liability

    will be based.

    The mathematical calculation involved in determining an individuals tax liability is a

    function of three key components: the taxable amount (assessed value less exemptions =

    taxable amount), the funding requirement of each taxing jurisdiction in which the property

    is located, and most importantly, the proportional taxable value of the property in relation

    to the taxable value of all properties (residential, agricultural, commercial, industrial,

    utilities, etc.) within each taxing jurisdiction.

    While the real estate makes up a good part of the assessed value in the grand list, the

    motor vehicle and personal property contribute as well. Once the list is completed, the

    budget is set, determining the funding requirements for town services for the coming year,

    minus any revenue from sources other than the property tax. The mill rate is a function of

    the two:

    Remaining Funding Requirement Net Assessed Value = Mill Rate

    1.1 Identify the client

    On January 25, 2011, the Northeast Connecticut Council of Governments (NECCOG)

    entered into a contract with Tyler Technologies for services relating to the revaluation of

    property within the borders of its member towns. On February 17, 2012, the First

    Amendment to this agreement was signed admitting the Town of Sprague as a member

    town. These articles of agreement are included in the Appendix.

    1.2 Intended Use

    The Assessment Law & Procedure, 2008 Edition advises us regarding a revaluation or

    reassessment as follows:

    In general, a countywide reassessment would involve the following action: a

    determination of market value including a review of recent transfers of real estate within

    the neighboring area, a visual inspection of the exterior appearance of the property in

    question, and a correlation of any other unique factors that may affect the valuation of

    the real estate. The assessor would correlate these factors and, through the use of his or

  • S p r a g u e , C T F i n a l P r o j e c t D o c u m e n t a t i o n

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    her expertise and training, arrive at an estimate of what the fair market value of the

    property would be.

    Therefore, a reassessment is a systematic analysis of all assessments. This analysis is

    intended to assure that assessments are at the stated uniform percentage of value as of

    the valuation date of the assessment roll upon which the assessments appear, as

    confirmed by statistical testing following mass appraisal industry standards.

    The reassessment was undertaken to establish an equitable and scientific system of

    assessing property for taxation and has been conducted in compliance with Uniform

    Standards of Professional Appraisal Practice (USPAP) Standard 6: Mass Appraisal,

    Development and Reporting.

    The services and recommendations of value performed for this appraisal assignment are

    intended for the exclusive use of the Sprague Assessor in establishing assessments for ad

    valorem tax purposes. Any use other than that stated above is not authorized nor

    intended. Most specifically excluded is an opinion of value for federally related real estate

    transactions or other mortgage lending purposes.

    1.3 Effective Date of the Appraisal

    The effective date of appraisal a