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HomeMy WebLinkAbout2025_07_09 BOER Minutes Docusign Envelope ID:73800ED4-8534-47B7-912C-2015FEDEFDBO MINUTES Orange County Board of Equalization and Review Meeting held on July 9, 2025 Board Members in attendance: Chair of the Board Leon Meyers Yes Regular Member Saru Salvi Yes Regular Member Richal Vanhook Yes Alternate Member Shereese Alston No Alternate Member Hunter Beattie No Alternate Member Tony Blake No Alternate Member Vaughn Compton No Alternate Member Shannon Julian No Alternate Member Barbara Levine No Orange County Staff in attendance: Office Assistant Jennifer Rigsbee Deputy Tax Assessor Chad Phillips Real Property Appraisal Manager Roger Gunn Chief Appraiser Kelly Wells Appraiser Louise Benson-Lochner Appraiser Heidi Whetzel Staff Attorney Morgan Pierce Meeting Schedule: Time PIN or Abstract Appellant Appeared Appeal Type 1:00 PM 9865846191 Jeannette M.Vega Yes Louise Benson-Lochner 1:21 PM 9873430928 Mary Rizkalla No Kelly Wells 1:24 PM 9779160847 John Gallemore No Kelly Wells 1:27 PM 9863857515 Paul Werner No Louise Benson-Lochner 1:32 PM 9758150111 Sedelia Campbell No Heidi Whetzel 1:34 PM 9758050035 Sedelia Campbell No Heidi Whetzel 1:36 PM 9748512310 Judy Tripp No Heidi Whetzel 1:38 PM 9857746973 Melissa L. Booth No Roger Gunn 1:43 PM 9870917537 Junli Zhao Yes Kelly Wells 1:55 PM 9788164814.022 NKB Properties LLC No Roger Gunn 1:58 PM 9788164814.025 NKB Properties LLC No Roger Gunn 2:01 PM 9788164814.026 NKB Properties LLC No Roger Gunn Time By Meeting called to order 1:00 PM Leon Meyers Meeting adjourned 2:08 PM Leon Meyers Docusign Envelope ID:73800ED4-8534-47B7-912C-2015FEDEFDBO Related meeting notes: • Morgan Pierce informed the Board and staff members that she has resigned from her position as Staff Attorney for Orange County due to a new job opportunity elsewhere. Martha Bordogna will be filling in when available until the position is filled. Property Identification: Property Owner Jeannette M.Vega Appellant(if different) Property Address 705 NC 86 N Parcel ID or Abstract 19865846191 Statement of Appeal: Request a reduction in value based on the condition of the home. Current Assessed Value $248,400 County Opinion $245,000 Time of Hearin 1:00 PM Appellant Opinion $175,000 County Representative Louise Benson- Board Decision $212,600 Lochner Evidence submitted by the appellant: • The foundation needs to be stabilized. It is currently sagging on one end of the home, and the windows all need replacing. Quotes for this work are currently running close to 75K(3 quotes attached as evidence). • At the hearing,the appellant submitted an estimate for roofing repairs. Evidence submitted by the county representative: • The appraiser met with the taxpayer at the site on June 13,2025. • The home was measured, and the county sketch of the home is slightly incorrect. This would cause an increase in value. • The yard items were measured and reviewed. The carport had not been noted in the county records and has been added. An aerial view shows the carport was in existence in 2010. This would cause an increase in value. • The fireplace is inoperable; omission of the fireplace will cause a decrease in value. • Due to the reports the taxpayer supplied and physical inspection of the crawlspace, roof, and windows, deferred maintenance exists on the home. The condition of'Average' should be changed to 'Fair'which will result in a reduction in value. The actual year built of the home is 1937.An effective year built of 1987 is appropriate in this appraiser's opinion. • Current Property Record Card of Subject • Proposed Property Record Card of Subject • Photographs of exterior of home and yard items • GIS Aerial Motion of the Board Accept the County's revised value of$245,000 with an additional 20% physical depreciation adjustment(to be calculated by appraiser). Docusign Envelope ID:73800ED4-8534-47B7-912C-2015FEDEFDBO After the additional adjustment was applied,the revised value is $212,600. Made the motion Saru Salvi Seconded the motion Richal Vanhook Voted For Leon Meyers Voted Against Property Identification: Property Owner Mary Rizkalla Appellant(if different) Property Address 446 Great Eno Path I Parcel ID or Abstract 19873430928 Statement of Appeal: Request a reduction in value based on the decrease of recent sale prices of townhomes in the neighborhood. Current Assessed Value $397,300 County Opinion $397,300 Time of Hearin 1:21 PM Appellant Opinion $350,000 County Representative Kelly Wells Board Decision $397,300 Evidence submitted by the appellant: • Property on 756 Great Eno Path sold for$370,000 in October 2024. The prices of the townhomes in my neighborhood that are currently for sale are decreasing by$7,000 to$12,000 reduction from the original asking price. Evidence submitted by the county representative: • The subject property is a townhome with 1,696 square feet, 3 bedrooms,2 1/2 baths in Harmony at Waterstone subdivision in Hillsborough. • Based on the recent sales of similar units and equity within the subdivision,the County recommends no change in value. • Photograph of Subject Property • GIS map • Sales and Equity Analysis • Current Property Record Card of Subject Motion of the Board Accept the Coun 's recommendation of no change in value Made the motion Richal Vanhook Seconded the motion Saru Salvi Voted For Leon Meyers Voted Against Property Identification: Property Owner I John Gallemore Appellant(if different) Docusign Envelope ID:73800ED4-8534-47B7-912C-2015FEDEFDBO Property Address 1161 Tramore Drive Parcel ID or Abstract 9779160847 Statement of Appeal: Request a reduction in value based on the location of the subject property, the lack of needed updates and lower sale prices for neighboring properties. Current Assessed Value $1,139,100 County Opinion $1,139,100 Time of Hearin 1:24 PM Appellant Opinion $1,050,000 County Representative Kelly Wells Board Decision $1,139,100 Evidence submitted by the appellant: • This home backs onto a field. This field could be sold at any time and turned into a strip mall. It is zoned as a multi-use property,meaning that there could be grocery stores, apartments, etc., which decreases the value of this land. • This home,built in 2006/2007, is approaching 2 decades, and no significant updates have been made. The kitchen is a Tuscan style kitchen, and so is the main bath. This decreases the value of the home as new buyers are looking for more updated kitchens and bathrooms. • We purchased our home on April 1, 2022. At the time,the home was listed for 999,999. In 2021 and 2022 real estate was going through a turbulent time. It was very hard to find a home in Chapel Hill due to COVID. We bid over asking price and were actually the only bidders on the house.All of the other homes in this neighborhood in recent years have sold for less than a million dollars. Evidence submitted by the county representative: • The subject property is a 4,448 square foot home built in 2006 on.46 acres in Chapel Hill. It was purchased in April of 2022 for$1,100,000. It is very well maintained and the largest home that sold in the neighborhood since Jan 1,2021. • The parcel behind the subject property is currently farmland and is not in use as commercial property. • Based on the recent purchase price and more recent sales of similar but inferior homes, the County recommends no change in value. • Photographs of the Subject Property • GIS Map • Sales Analysis • Sales listing snippets • Current Property Record Card of Subject Motion of the Board Accept the Coun 's recommendation of no change in value Made the motion Richal Vanhook Seconded the motion Saru Salvi Voted For Leon Meyers Voted Against Property Identification: Docusign Envelope ID:73800ED4-8534-47B7-912C-2015FEDEFDBO Property Owner Paul Werner Appellant(if different) Property Address 2510 Sweet Gum Drive Parcel ID or Abstract 19863857515 Statement of Appeal: Request a reduction in value based on structural and mold issues with the home. Current Assessed Value $379,200 County Opinion $379,200 Time of Hearin 1:27 PM Appellant Opinion $284,400 County Representative Louise Benson- Board Decision $379,200 Lochner Evidence submitted by the appellant: • Home has structural issues which require expensive repairs. • Home has mold mitigation issues due to water leaks which require expensive repairs. • Water leaks occurred as a result of defective Polybutylene water supply pipes. These pipes failed both in the crawlspace and from the water heater located on the second level of the home. The water leaked in the crawlspace for some time which has created mold issues requiring remediation. Evidence submitted by the county representative: • On July 2,2025, a site visit was performed by this appraiser. The purpose of the inspection was to confirm the condition of the home as portrayed in the 3 photos provided per the taxpayer(dated 20231217),along with the photos included in the'Gonzoles Painting Estimate' (undated estimate). During site visit, Taxpayer stated that the work had been completed and there was no longer exposed 2x4's from drywall being removed to repair the leaking water lines. All walls were in finished condition. • On April 28, 2025,the Taxpayer filed an informal appeal concerning the condition of the home,with an estimated Taxpayer value of$295,000. This resulted in a reduction of the Effective Year Built of the home to equal the Actual Year Built of 1989(36-years-old). This effective age would encompass items such as settling,as portrayed by the two appraiser photos attached showing walls with cracks. These are most likely the result of settlement of the home as outlined in the Structural report provided from 2017. • The Taxpayer stated, "Home has mold mitigation issues due to water leaks which require expensive repairs". Evidence has not been provided to date of current existence of mold. • Current Property Record Card of Subject • Photographs of improvements and site • GIS map • Contour map Motion of the Board Accept the Coun 's recommendation of no change in value Made the motion Saru Salvi Seconded the motion Richal Vanhook Voted For Leon Meyers Voted Against Docusign Envelope ID:73800ED4-8534-47B7-912C-2015FEDEFDBO Property Identification: Property Owner Sedelia Campbell Appellant(if different) Property Address 2110 Carl Durham Road Parcel H)or Abstract 19758150111 Statement of Appeal: Request a reduction in value based on the fact that there is a vacant mobile home on the property and that a portion of the property has flooding issues. Current Assessed Value $89,900 County Opinion $79,200 Time of Hearin 1:32 PM Appellant Opinion $70,000 County Representative Heidi Whetzel Board Decision $79,200 Evidence submitted by the appellant: • Trailer on property has been vacant for over 20 years and used for storage. The back of the lot floods and there is a stream with buffers. Evidence submitted by the county representative: • The subject property is located at 2110 Carl Durham Rd in Chapel Hill. A site visit was conducted on 6/20/2025. The mobile home located on the property was uninhabited at the time of inspection. The metal shed was in poor condition, and a stream bordered the rear of the parcel. Upon checking with the Personal Property Division,it was confirmed that the mobile home is assessed at a value of$500,which is the standard minimum value applied to single- wide mobile homes in extremely poor condition that are still present on the property. • After review,the County recommends the following changes: o Changing the grade on the 1Ox10 shed from a C grade to D o Changing the condition of the 1Ox10 shed from Average to Poor o Adding a-10% adjustment to the land for topography • Photographs of Subject Property • Current Property Record Card of Subject • Proposed Property Record Card of Subject • GIS Aerial Motion of the Board Accept the Coun 's revised value of$79,200 Made the motion Saru Salvi Seconded the motion Richal Vanhook Voted For Leon Meyers Voted Against Property Identification: Property Owner Sedelia Campbell Appellant(if different) Property Address 2106 Carl Durham Road Parcel H)or Abstract 9758050035 Docusign Envelope ID:73800ED4-8534-47B7-912C-2015FEDEFDBO Statement of Appeal: Request a reduction in value based on the condition of the home and the fact that the property does not have road frontage. Current Assessed Value $360,300 County Opinion $360,300 Time of Hearin 1:34 PM Appellant Opinion $300,000 County Representative Heidi Whetzel Board Decision $360,300 Evidence submitted by the appellant: • No road frontage, deck is in bad shape,and no renovations have been done. Evidence submitted by the county representative: • The subject property is located at 2106 Carl Durham Rd in Chapel Hill. A site visit was conducted on 6/20/2025. The dwelling was observed to be in average condition, aligning with both its actual and effective year built.No interior deficiencies were identified at the time of the visit. The assessed value and physical condition of the sheds appear appropriate and are supported by the current valuation.Additionally, an adjustment to the land value has been applied to the land value to account for the access limitations. • Photographs of Subject Property • Current Property Record Card of Subject • GIS Aerial Motion of the Board Accept the Coun 's recommendation of no change in value Made the motion Richal Vanhook Seconded the motion Saru Salvi Voted For Leon Meyers Voted Against Property Identification: Property Owner Judy Tripp Appellant(if different) Property Address 4219 Old Greensboro Parcel ID or Abstract 9748512310 Road Statement of Appeal: Request a reduction in value based on the lack of a water source on the property. Current Assessed Value $428,200 County Opinion $428,200 Time of Hearin 1:36 PM Appellant Opinion $350,000 County Representative Heidi Whetzel Board Decision $428,200 Evidence submitted by the appellant: • I sent in an appeal the I st time because there is no water source available on the property. So, there is nothing to compare to. I appreciate the 1st reduction,but I do not believe it was Docusign Envelope ID:73800ED4-8534-47B7-912C-2015FEDEFDBO enough. If I were to sell the property,the buyer would immediately have to drill a well as water would no longer be available from my relative's water source next door. Evidence submitted by the county representative: • The subject property is located at 4219 Old Greensboro Road in Chapel Hill. A site visit was conducted on 6/13/2025. An informal appeal was previously submitted, and at that time a 20% functional depreciation adjustment was applied to the home to account for the noted deficiency.No additional evidence was provided to support a further change in value. • Photographs of Subject Property • Current Property Record Card of Subject • GIS Aerial Motion of the Board Accept the Coun 's recommendation of no change in value Made the motion Saru Salvi Seconded the motion Richal Vanhook Voted For Leon Meyers Voted Against Property Identification: Property Owner Melissa L. Booth Appellant(if different) Property Address 4304 Arrowhead Trail Parcel ID or Abstract 19857746973 Statement of Appeal: Request a reduction in value based on the value of neighboring property. Current Assessed Value $579,900 County Opinion 1 $517,300 Time of Hearin 1:38 PM Appellant Opinion $500,000 County Representative Roger Gunn Board Decision $517,300 Evidence submitted by the appellant: • The appellant's property has higher building and yard item values than neighboring parcel 9857746891 despite being 291 square feet smaller and having less outbuildings and less baths but being three years older. The differences constitute an additional $76,300 in assessed value. The appellant is requesting her assessment be lowered to $500,000 to be aligned more correctly with the neighboring parcel. Evidence submitted by the county representative: • 1 performed a site inspection on 7/l/2025 to verify the subject's property characteristics as well as those of the neighboring property,4300 Arrowhead Trail. Whereas the subject does have less outbuildings than the neighboring property,a number of the outbuildings on the neighboring property are unlisted or not permanently attached. With regard to the residences, the subject has a B+05 grade,whereas the neighboring home has a C+10 grade.Although the subject has an all-brick exterior compared to the neighboring home with an all-siding exterior Docusign Envelope ID:73800ED4-8534-47B7-912C-2015FEDEFDBO (with all brick contributing to a 7.5%higher cost than an otherwise similar siding home), I am of the opinion the grade of the subject should be reduced to a C+10 to be equitable with the neighboring property. This recommended change would reduce the current valuation to $517,300. • Photograph of Subject • Current Property Record Card of Subject • Location Map of Subject • Photograph of 4300 Arrowhead Trail(PIN 9857746891) • Proposed Property Record Card of Subject Motion of the Board Accept the Coun 's revised value of$517,300 Made the motion Richal Vanhook Seconded the motion Saru Salvi Voted For Leon Meyers Voted Against Property Identification: Property Owner Junli Zhao Appellant(if different) Property Address 103 Sydney Harbor Street Parcel ID or Abstract 19870917537 Statement of Appeal: Request a reduction in value based on the original purchase price. Current Assessed Value $481,100 County Opinion $481,100 Time of Hearin 1:43 PM Appellant Opinion $460,000 County Representative Kelly Wells Board Decision $481,100 Evidence submitted by the appellant: • My income does not increase this year. I have one newborn after we purchased this house, and the expense increased a lot for two kids. We cannot support higher property tax. • 1 purchased this house at$460,000. Evidence submitted by the county representative: • The subject property is a 1,731 square foot townhome with 3 bedrooms,2&1/2 baths,built in 2023. • Based on recent sales of very similar units and equity among other units with same size,year built and attributes, the County recommends no change in value. • Photographs of Subject Property • GIS map • Sales Analysis 0 Current Property Record Card of Subject Docusign Envelope ID:73800ED4-8534-47B7-912C-2015FEDEFDBO Motion of the Board Accept the Coun 's recommendation of no change in value Made the motion Saru Salvi Seconded the motion Richal Vanhook Voted For Leon Meyers Voted Against Property Identification: Property Owner NKB Properties LLC Appellant(if different) Property Address 400 W. Rosemary Street, Parcel ID or Abstract 9788164814.022 Unit 208 Statement of Avveal: Request a reduction in value based on the size of the unit and garage. Current Assessed Value $439,300 County Opinion $379,400 Time of Hearin 1:55 PM Appellant Opinion $375,000 County Representative Roger Gunn Board Decision $379,400 Evidence submitted by the appellant: • This property does not have a functional garage, as the garage is too small to fit a car. This specific unit is smaller than all of the other two-bedroom units because it was thrown in by the original developer to meet affordable housing requirements. • This is the smallest two-bedroom unit at the complex. The highest rent I've been able to charge is $2,200 per month. HOA fees are$4,000 annually. At a tax valuation of$375,000,the annual property taxes are$6,572.Not factoring in any maintenance,utility,insurance,or vacancy expenses,this works out to a cap rate of under 4.5%using my valuation of$375,000 and rent of$2,200 per month. The most recent tax value was $165,300. This would be a huge increase. Evidence submitted by the county representative: • The subject is a 1,017 square foot,two-bedroom,2 bath unit in the Rosemary Village Condominiums project. As the appellant stated,the subject is the smallest two-bedroom unit in the project and was formerly designated as an affordable housing unit. • Because of the lack of custom finishing being inherent in an affordable housing unit and due to the subject being the smallest two-bedroom unit by almost 200 square feet,the County recommends removing the 1.10 design factor and applying 5% functional obsolescence to account for the smaller size and undersized garage. These recommended changes would reduce the current valuation to $379,400. • Photograph of Rosemary Village Condos • Location Map of Subject • Current Property Record Card of Subject • Proposed Property Record Card of Subject Motion of the Board Accept the Coun 's revised value of$379,400 Made the motion Richal Vanhook Docusign Envelope ID:73800ED4-8534-47B7-912C-2015FEDEFDBO Seconded the motion Saru Salvi Voted For Leon Meyers Voted Against _ Property Identification: Property Owner NKB Properties LLC Appellant(if different) Property Address 400 W. Rosemary Street, Parcel ID or Abstract 9788164814.025 Unit 301 Statement of Appeal: Request a reduction in value based on the size of the unit and the fact that it only has one bedroom. Current Assessed Value $362,700 County Opinion $313,200 Time of Hearin 1:58 PM Appellant Opinion $260,000 County Representative Roger Gunn Board Decision $313,200 Evidence submitted by the appellant: • This is a one-bedroom unit. The comps listed are two-bedroom units and are larger. The highest rent I've been able to charge is $1,600 per month. HOA fees are$4,000 annually. At a tax valuation of$260.000,the annual property taxes are $4,500.Not factoring in any maintenance,utility,insurance, or vacancy expenses,this works out to a cap rate of just over 4%using my valuation of$260,000 and rent of$1,600 per month. This one-bedroom property is not worth over$300,000. The most recent tax value was $133,700. This would be a huge increase. Evidence submitted by the county representative: • The subject is a 764 square foot,one-bedroom, one bath unit in the Rosemary Village Condominiums project. The unit was formerly designated as an affordable housing unit. • Because of the lack of custom finishing being inherent in an affordable housing unit,the County recommends removing the 1.10 design factor and applying an additional 5% functional obsolescence to account for lack of customization. These recommended changes would reduce the current valuation to $313,200. • Photograph of Rosemary Village Condos • Location Map of Subject • Current Property Record Card of Subject • Proposed Property Record Card of Subject Motion of the Board Accept the Coun 's revised value of$313,200 Made the motion Richal Vanhook Seconded the motion Saru Salvi Voted For Leon Meyers Voted Against Docusign Envelope ID:73800ED4-8534-47B7-912C-2015FEDEFDBO Property Identification: Property Owner NKB Properties LLC Appellant(if different) Property Address 400 W. Rosemary Street, Parcel ID or Abstract 9788164814.026 Unit 304 Statement of Appeal: Request a reduction in value based on the size of the unit and the fact that it only has one bedroom. Current Assessed Value $357,000 County Opinion $308,300 Time of Hearin 2:01 PM Appellant Opinion $260,000 County Representative Roger Gunn Board Decision $308,300 Evidence submitted by the appellant: • This is a one-bedroom unit. The comps listed are two-bedroom units and are larger. The highest rent I've been able to charge is $1,600 per month. HOA fees are$4,000 annually. At a tax valuation of$260.000,the annual property taxes are $4,500.Not factoring in any maintenance,utility,insurance, or vacancy expenses,this works out to a cap rate of just over 4%using my valuation of$260,000 and rent of$1,600 per month. This one-bedroom property is not worth over$300,000. The most recent tax value was $131,600. This would be a huge increase. Evidence submitted by the county representative: • The subject is a 752 square foot,one-bedroom, one bath unit in the Rosemary Village Condominiums project. The unit was formerly designated as an affordable housing unit. • Because of the lack of custom finishing being inherent in an affordable housing unit,the County recommends removing the 1.10 design factor and applying an additional 5% functional obsolescence to account for lack of customization. These recommended changes would reduce the current valuation to $308,300. • Photograph of Rosemary Village Condos • Location Map of Subject • Current Property Record Card of Subject • Proposed Property Record Card of Subject Motion of the Board Accept the Coun 's revised value of$308,300 Made the motion Saru Salvi Seconded the motion Richal Vanhook Voted For Leon Meyers Voted Against Chair of the igned by: Leon Meyers 7/11/2025 Docusign Envelope ID:73800ED4-8534-47B7-912C-2015FEDEFDBO Recording SecreLU cuSigned by: Jennifer RigsbeeJIA4 �`�S tt. 7/11/2025