PDFWAC 458-53-135

Indicated real property ratio—Computation.

(1) Determination of ratio for assessed value strata. For each real property stratum, average assessed value and average market value shall be determined from the results of selected sales and appraisal studies. The average assessed value of the samples for each stratum divided by the average market value of the samples determines the ratio for each assessed value stratum.
(2) Determination of indicated market value. The actual total assessed value for each stratum divided by the ratio for each assessed value stratum, as determined by using the calculation set forth in subsection (1) of this section, determines the indicated market value of each stratum for the county.
(3) Addition of county assessed values for current use and forest land—Assessor's certification of values. The county assessed values of current use land and improvements (chapter 84.34 RCW) and forest land (chapter 84.33 RCW) as indicated on the current certification provided by the assessor to the county board of equalization are added to the actual total assessed value for the county. Ratios for current use land and improvements and for forest land are applied to the county assessed values to determine indicated market values.
(a) A copy of the assessor's certification to the board of equalization shall be filed with the department by July 15th, or when the rolls for the current assessment year are completed, whichever is later. The certification form shall be properly completed with all required information.
(b) If a copy of the assessor's certification is not received from an assessor prior to September 1, the assessor's abstract of assessed values for the current year may be used, when available. If not available, the assessed values from the abstract of the previous year may be used.
(4) Determination of county indicated ratio. The sum total of the county assessed values is divided by the sum of the indicated market values to determine the county indicated real property ratio.
(5) Example. The following illustration, using simulated values and ratios, indicates simplified ratio study computation procedures for real property.
STEP 1
STRATUM AVERAGE VALUE & RATIO COMPUTATIONS
Type of
Land Use
Stratum
Number of
Samples
Average
Assessed
Value of
Samples
Average
Market
Value of
Samples
Stratum
Ratio
SINGLE FAMILY
RESIDENCE
0 - 75,000
75,000 - 150,000
150,000 -+
400
400
100
$ 35,000
100,000
195,000
$ 45,000
125,000
230,000
77.8
80.0
84.8
MULTIFAMILY
RESIDENCE
0 - 125,000
125,000 -+
40
15
50,000
225,000
60,000
265,000
83.3
84.9
COMMERCIAL/
MANUFACTURING
0 - 500,000
500,000 -+
40
25
140,000
2,000,000
165,000
2,350,000
84.8
85.1
AGRICULTURAL
0 - 125,000
125,000 -+
35
35
60,000
300,000
65,000
330,000
92.3
90.9
OTHER
0 - 100,000
100,000 -+
75
40
30,000
250,000
36,000
290,000
84.0
86.2
STEP 2
APPLICATION OF STRATUM RATIOS TO ACTUAL COUNTY ASSESSED VALUES
 
 
(1)
(2)
(3)
Type of
Land Use
Stratum
Actual County
Real Property
Assessed Value
Ratio
County Market
Value Related
to Actual
Assessed Value
Col. 1 ÷ Col. 2
SINGLE FAMILY
RESIDENCE
0 - 74,999
75,000 - 149,999
150,000 -+
$500,000,000
250,000,000
250,000,000
 
77.8
80.0
84.8
$642,673,522
312,500,000
294,811,321
MULTIFAMILY
RESIDENCE
0 - 124,999
125,000 -+
85,000,000
65,000,000
 
83.3
84.9
102,040,816
76,560,660
COMMERCIAL/
MANUFACTURING
0 - 499,999
500,000 -+
245,000,000
200,000,000
 
84.8
85.1
288,915,094
235,017,626
AGRICULTURAL
0 - 124,999
125,000 -+
110,000,000
95,000,000
 
92.3
90.9
119,176,598
104,510,451
OTHER
0 - 99,999
100,000 -+
90,000,000
75,000,000
 
84.0
86.2
107,142,857
87,006,961
CURRENT USE LAND
(CHAPTER 84.34 RCW)
 
125,500,000
 
95.2
131,827,731
CURRENT USE IMP
(CHAPTER 84.34 RCW)
 
50,000,000
 
84.0
59,523,810
FORESTLAND
(CHAPTER 84.33 RCW)
 
2,950,000
 
100.0
2,950,000
AND TIMBERLAND
(CHAPTER 84.34 RCW)
 
 
 
 
 
 
 
 
$2,143,450,000
 
 
$2,564,657,447
= 83.6
(6) Department may consider general trends in property values. The department may consider the relationship between the market value trends of real property and the assessed value increases or decreases made by the assessor during the year in each county as checks of the validity of the results of the sales and appraisal studies. The assistant director of the property tax division of the department may authorize modification of the results of the sales and appraisal study in any county where there is a demonstrable showing by an assessor to the assistant director that the sales and appraisal study is inconclusive or does not result in a reasonable and factual determination of the relationship of assessed values to market value such that a significant variation results from the previous year not deemed by the assistant director to conform with general trends in property values.
[Statutory Authority: RCW 84.08.010, 84.08.070 and 84.48.075. WSR 96-05-002, § 458-53-135, filed 2/8/96, effective 3/10/96.]