Land Model
2010 Reassessment
Reese Milligan
Gloucester County Assessor
Land Model Valuation Considerations
• Highest and best use of the property
• Fair market value
• Equitable application
Land Model Components
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•
•
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Residential non-waterfront
Residential waterfront
Commercial
Special use properties
CAMRA Land Model
Prior to developing
the GIS-based
model for the 2010
reassessment, the
information in
CAMRA was limited
with no source
data.
It relied on manual
data entry for all
changes to all
properties.
Land Model Development Goals
• Automate the process which was a major goal
necessitated by the short timeline.
• Move from a subjective valuation process to a
factual based process.
• Leverage the power of Geographic
Information Systems (GIS) to create a
sustainable foundation for future
reassessments.
Residential Land Model
Waterfront or non waterfront?
Under or over 20 acres ?
Commercial or non commercial?
Contiguous ownership?
Grouping of Data
The model assigns each
parcel to a subset of
parcels based on:
district,
zoning,
tax map,
Subdivision,
occupancy, and
any special subset codes
that apply.
Wetlands
Once data is
grouped, the model
looks at whether or
not tidal, non-tidal,
or non-vegetated
wetlands occur on
the property. This
area has a loss in
utility and is valued
as a separately.
Data source: National Wetlands Inventory.
Special Circumstances
Any property
characteristics
that may
influence value,
either positive or
negative, can be
incorporated.
Examples are:
Access
Utility
Parcel layer error
Topography
Non-building sites
This tool allows appraisers to make judgments about properties that are captured by the model.
Special Circumstances
This tool
also allows
appraisers
to make
individual
subset
groups
based on
like
parameters
which are
valued
similarly.
Valuation Process
• The data is grouped.
• Wetland area is isolated from the acreage for
separate valuation.
• Each group is cross-referenced with a lookup
table that assigns a value code.
• The value code that corresponds to the
CAMRA value grid assigns value.
Grouping Waterfront
1 meter
Depth
contour
Once identified as a
waterfront parcel, the
parcels are grouped
based on:
•Body of water,
•Distance from the
shoreline to 1 meter
water depth,
•Waterfront ratio,
•% of waterfront area in
RPA,
•% of area in flood zone
VE and AE,
•district,
•zoning,
•tax map,
•subdivision,
•occupancy, and
•any special subset codes
that apply.
Waterfront Zone
The waterfront zone
is the area 1,000 ft
back from the
shoreline.
Waterfront ratio is
the amount of
shoreline compared
to the area within
the waterfront zone.
This allows the
model to
incorporate amount
of shoreline frontage
which is a factor in
the market.
Wetlands
Tidal, non-tidal, and
non-vegetated
wetlands are identified
and their area valued
separately.
Special Areas
Factors that may effect
valuation that are
included in the model
are the:
Resource Protection
Area (RPA)
Flood zones AE and VE
(FEMA)
We determined how
much area of a parcel is
affected by these
factors.
Valuation Process
• The data is grouped.
• Wetland area is isolated from the acreage for
separate valuation.
• Each group is cross-referenced with a lookup
table that assigns a value code.
• The value code that corresponds to the
CAMRA value grid assigns value.
Large Acreage Parcels
• For parcels that are larger than 20 acres, the
existing land breakdowns were used.
• These breakdowns include wooded, open, cutover, common areas, right-of-way, scrub, etc.
• The same valuation method was used except
that value was assigned on a per acre basis to
each breakdown.
Commercial Model
Grouping of Data
Properties are
grouped by
geographic value
neighborhoods.
These neighborhoods
were developed the
commercial
consultants.
Value Zones
Individual commercial
properties were
divided into value
zones based on
distance from the road.
The theory is that the property closest to the road has more value.
Special Circumstances
As with the residential
model, a tool allows
the appraisers to
reassign the:
geographic
neighborhood,
corner influence,
access,
shape,
utilities, and
topography.
Commercial Valuation Process
• The parcels are identified as commercial and
grouped by geographic neighborhood.
• Wetland area is isolated from the acreage for
separate valuation.
• The model computes a base rate based on the
geographic neighborhood, size, and zoning.
• Final value is assigned after special
circumstances are applied.
Contiguous Ownership Parcels
Parcels that are
adjacent or
adjoining that have
the same owner are
identified as
contiguous.
A determination is
made on whether to
value these parcels
as individuals or as
an economic unit
Considerations
These two parcels are
combined as one
economic unit
because the line runs
through the house.
The same data then is
used to group these
properties. The single
unit is valued as
shown earlier, and the
value is prorated back
to each parcel.
Future Goals
• Some aspects of the model need to be
refined.
• The tools the Real Estate Assessment
Department have developed can be used to
further define properties which will lead to
better grouping and application of value.
• The data used by the model and the valuation
results have to be field verified on a large
scale.
IAAO Self-Evaluation Guide
• The Real Estate Assessment Department has
purchased the self-evaluation guide.
• The Reassessment Team are in the process of
reviewing the information and will develop a
timeline for completion.
• This will take some time to complete because
it concerns not only the reassessment office
and procedures but also other County
departments and management.
Next Reassessment
• If the County holds to the current 2-yr
reassessment cycle, the time frame will once
again be compressed with limited time for field
verification and data correction.
• If notices are mailed by November 1, 2011, that is
a 17 month window to complete a new
reassessment.
• Concerns: hiring and training staff, self-evaluation
guide completion, core data correction, field
verification of parcel data.