Transcript  Presentation prepared by Letitia Jones and Sheila Garner • • • • • Approximately 90,000 parcels Encompasses an area of 795 sq.

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Presentation prepared by Letitia Jones and
Sheila Garner
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Approximately 90,000 parcels
Encompasses an area of 795 sq. miles
Population in excess of 174,000
Among the fastest growing counties in
North Carolina in the last ten years
In the top 100 fastest growing counties in
the United States during that same
period
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Soaring costs associated with revaluation
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Past revaluation experiences
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Technology
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Pilot Study Revealed
At least ninety percent of property
characteristics were correct.
Structures on property not on tax records.
Structures on tax records but not on property.
Indentifying all structures on large parcels
proved difficult.
Typical revaluation may not correct these
errors.
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Pictometry Review
Street Level Images
Spatialest
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Determine new neighborhoods.
Obtain new photos.
Determine condition and grade of structures,
Appraiser to ride in van.
Segregate properties by improvement type.
Visit only properties flagged for field visit.
Set land rates earlier and analyze them.
Conduct final review.
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As the time for the 2011 project approached, it
was time to turn the idea into a reality.
With the help of our CAMA vendor, new
“tools” were implemented to augment our
existing CAMA
It takes a village…what an understatement.
PICTOMETRY
In Johnston County
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Office review all residential properties
including single family and manufactured
Make as many in office corrections as possible
60,402 parcels loaded into work queues
Phase I – 3 employees working full time with up
to 10 people working on the project at any given
time. Matched property record card or put in
pending queue for appraiser review
Phase II – 4 appraisers reviewing 23% of parcels
PROPERTY CAN BE REVIEWED FROM ALL DIRECTIONS
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Completes refer to all data elements verified
Pending refers to improvements that need an
appraiser review before being moved to the
field work queue
Only appraisers could move improvements to
the field work queue based on their expertise
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Phase I – August 25 to December 16
Phase II – Completed in mid April
If change can be made from desktop, appraiser
makes the change or sends it to data entry for
changes
If change cannot be made, parcel is flagged for
field check
Approx 2% of parcels reviewed in Phase II
flagged for Field Review
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Two monitors were needed for each
workstation
Software purchases were required for making
“notes” on work queue records- Adobe
Professional
CAMA vendor integration to load data changes
back to CAMA file and to create work queues
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Used existing staff plus 2 temporary workers
(already employed by tax office)
Fewer field visits required by contractor
Price per parcel for 2011 revaluation reduced
from $25 +/- to $17.50
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County had street level images from early 2000
New images or Not?
Decision for new images with new software to
manage addition, deletion, and file labeling
How could the field visit for the new street
level images be used for an appraisal review at
the same time?
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Street-View Image all improved parcels
Geo-Referenced Structure Locations
Address Verification
Appraisal Data field verification of selected
property characteristics by revaluation team
Selected parcels divided into a mapped grid
Contractor vans and employees take images,
geo-ref structures, verify address
Revaluation team and county appraisers verify
property characteristics and collect data for
further in office and field review
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January 2009 thru May 2009
60,000+ new images added and tied to parcels in
the CAMA system
18000+ structural data elements changed and
applied to the revaluation file
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VISUALIZE
GENERATE
 USE GEOGRAPHY
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INTERACT
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ANALYZE
SEE WHAT’S REALLYGOING
ON……
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The Spatialest product is a GIS based valuation
toolset designed to generate estimates of value
based on highly comparable parcels that are also
locally proximate.
It involves a visual or geographical concept to
analysis in addition to tabular forms of data.
Some refer to spatial analysis as “location analysis”
because location plays a key role.
Value influence centers such as golf courses,
shopping centers, or a county land field, etc. can
predict or influence the value of surrounding
parcels.
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Appraise using a location sensitive model
Visually review and incorporate value influences such as
Golf courses or lake frontage
Calibrate the model, stratify or remove outliers
geographically and statistically
Review location of comparables and their characteristics
Create reports with estimated values, a location map,
model statistics and the location and attribute information
of the comparables used to generate the estimates
Visualize and understand patterns and trends
Incorporate and accommodate for patterns and trends
Provide an intuitive interface for CAMA Modeling
Facilitate the management of appeals and review of
comparables
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Spatialest uses the Sales Comparison Approach to value
parcels and is displayed geographically and will aid in
verifying that our CAMA (computer assisted mass appraisal)
system (which uses a point-value system to value our
properties.) is accurate.
Spatialest proves that our Schedule of Values reaches market
value in a geographic perspective.
This means less printed out reports and thus less paper usage
and man-power hours creating and printing the reports.
An example of how Spatialest can assist in determining
“market value” is: Being able to see geographically the sale
price of a house built by the same builder in two different
subdivisions in two different parts of the county.
Finally this product will play a significant role in the appeal
process. With the use of the map which will contain the
appellants’ property, the comparables used to determine
value, and a summary of attributes and model parameters will
often times be enough to dissuade many appellants.
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Market Delineation is an important task in
Spatialest modeling. We divided the county
into six market areas in Arc Map and created
shape files of these areas.
Shape files were projected into lat/long and
imported into the Spatialest software in order
to create the unique user points of each market
area.
Tables were created from our CAMA capturing
appraisal data information as well as sales
history
Modeling and Statistical analysis could now be
performed on separate market areas
Market Areas Created in ARC
Map as Shape files then projected
into Lat/Long and transferred
into Spatialest. Once each market
area is in Spatialest user points
can be created for each parcel
within the Market Area.
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Spatialest provides a great tool to compare values
generated by multiple regression analysis (traditional)
with the Spatialest comparable model (location
sensitive model).
It provides quick analysis on certain areas of the
county providing statistical evidence on how values
are reacting in the market. It tells us where we are
and if it is where we need to be.
If choosing to use the values generated by Spatialest
we can simply upload the values via SQL server
straight in to our CAMA system.
Spatialest can also be very helpful in times of appeals
to show taxpayers the comparables used on their
properties and the location of these comparables.
Spatialest also can generate a New Notice of Value to
present to the taxpayer with their new values along
with the images and appraisal data of the parcels that
are comparable to their property.
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Pictometry yearly license fee paid by E911
funds except for $32,000 contributed by tax
office
Digital images $2.50 per image (with software)
and $1.15 for appraiser to use computers and
work in the van
Spatialest $1 per parcel plus consulting days
and training.
Cost of revaluation proposal reduced by
$716,250
Technology investment $360,000
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While the county saved a net of $356,250 which
is good, the tax office implemented state of the
art technology for maintenance and future
revaluations.
Was it easy? No
Was it beneficial? Yes
What were the issues? Communication,
training, change, new work tasks, loss of
comfort,
Stay tuned…