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HomeMy Public PortalAbout04.08.2020 Local Board of Review - Complete Meeting Packet_updated Posted 5/29/2009 Page 1 of 1 SPECIAL MEETING AGENDA MEDINA CITY COUNCIL Wednesday, April 8, 2020 6:30 P.M. Meeting to be held telephonically pursuant Minn. Stat. Sec. 13D.021 I. Call to Order II. Local Board of Review and Equalization For the purpose of reviewing and correcting the 2020 assessed property values or property classifications in the City of Medina. III. Adjourn Posted 4.3.2020 Telephonic Meeting Call-in Instructions Dial 1-612-517-3122 Enter Conference ID: 365 668 438# TO: Medina Mayor and City Councilmembers City Administrator Scott Johnson FROM: Rolf Erickson, City Assessor DATE: April 3, 2020 RE: Local Board of Review for January 2, 2020 Assessment This assessment was made with sales that occurred from 10/1/2018 to 9/30/2019. Today’s market conditions are not factored into the January 2, 2020 assessment values. Current market conditions will be considered for the January 2, 2021 assessment. The 2020 assessment generally showed slow growth over the previous year. The property types that had larger increases are described below. Apartment Medina has 11 apartment properties, 7 of which are fourplexes. These property types received the largest increases due to the sale of one fourplex. Countywide sales of all apartments increased greatly during the sales period. Commercial and Industrial Industrial properties include warehouses, small and large manufacturing, and garages. Commercial includes office, retail stores and restaurants. In general, the commercial values are increasing slightly and industrial values are increasing at a much higher rate. This is due to more business being done online and the need for warehouses and manufacturing is increasing. Our industrial growth rate was twice that of our commercial. Single Family Residential, Condominiums and Townhouses Nothing unusual to report. Duplex/Triplex There are 4 properties of this type in Medina. One sold and they were all grossly undervalued. This is why the growth figure is so large for this property type. AGGREGATE PROPERTY TYPE GROWTH (Total market value growth of each property type) Agricultural 1.8% Apartment 19.8% Commercial/Industrial 7.5% Industrial alone 10% Residential single family 2.8% Condominiums 1% Duplex/Triplex 27.6% Townhomes 6.6% Figures below include all property types. Total Market Value 2019 : $1,784,857,000 Total Market Value 2020: $1,863,575,100 New Improvements 2020: $31,988,500 Net Change: 2.6 % The above changes are total class changes. Individual property changes varied by location and amenities. Under current law there is no limit to the amount that the market value of a pro perty can be increased any year and the assessor is required to value properties on January 2nd at full market value. The Local Board of Review can address only questions of “Estimated Market Value” and “Classification” (see definitions below) for the January 2, 2020 Assessment (taxes payable in 2021). The board can make reductions in value not to exceed 1% of the current total market value of the City. There is no limit to the change allowed of individual properties. Minnesota law requires that the assessor value property at market value. Market value is defined by the Minnesota Department of Revenue as: “ ‘Market value’ means the usual selling price at the place where the property to which the term is applied shall be at the time of assessment; being the price which could be obtained at a private sale or an auction sale, if it is determined by the assessor that the price from the auction sale represents an arm's-length transaction. The price obtained at a forced sale shall not be considered.” Classification: Classification is the use of a property as defined by state law. The mo st common classifications are apartment, double bungalow, triplex, commercial, industrial, farm, residential and residential lakeshore. Homestead is also a classification.     Appealing Estimated Property Values and Board of Appeal and Equalization Meeting Your total property taxes that will be due and payable are determined by the following four factors: the amount of money budgeted to be spent by taxing jurisdictions; the impact of the market value exclusion credit; the taxable market value of your property as of January 2nd of each year as determined by the City Assessor; and your property tax classification. The City Assessor establishes the taxable market value of Medina property as of January 2nd of each year. Notice of the City Assessor’s conclusion as to the taxable market value of each property in Medina as of January 2nd of each year will soon be mailed to every Medina property owner. If you believe the classification of your property or the taxable market value established for your property is in error, you may take steps to appeal the classification and/or the January 2nd valuation (for taxes payable the next year). Those steps are: Step 1 – Discuss your objections with the City Assessor as soon as possible If you believe that the estimated market value of your property is higher than comparable properties or is improperly classified, you should first contact the City Assessor. The City Assessor is Southwest Assessing, at 763-473-3978. Based on the information you present, the City Assessor may make an adjustment to the taxable market value of your property or assist you in re-classifying your property. Step 2 – Appear before the Board of Appeal and Equalization (for 2020, the meeting will be held via telephone) If, after your discussions with the City Assessor, you still wish to make an appeal, you should: (a) Submit the information you wish to present to the City’s Board of Appeal and Equalization for its consideration before it meets on April 8, 2020. The application form to appeal is available on the City’s website at: https://medinamn.us/boa/. It is also recommended that you submit supplemental information with any supporting documentation that you believe is relevant. The property owner is responsible for presenting evidence to the Board as to why the market value as determined by the City Assessor is not fair or the property classification is not appropriate. The information can be submitted to the City Administrator via email at Scott.Johnson@medinamn.gov.     (b) Appear via phone before the Board of Appeal and Equalization during their meeting on Wednesday, April 8th at 6:30 p.m. by dialing 1-612-517-3122 and entering Conference ID: 365 668 438. Property owners will be allowed ten minutes to present their appeal to the Board. The Board may decide to hold a reconvened meeting at a later date for the purpose of considering appeals presented at its meeting, but new appeals will not be heard at the reconvened meeting. The reconvened meeting date is scheduled for April 21, 2020 at 6 p.m.   Instructions during the telephonic meeting: The meeting moderator will mute all microphones to keep ambient noise to a minimum. If you would like to speak to appeal your property value or classification, please send an email with your name and property address within the first ten minutes of the meeting to Mayor Kathleen Martin (kathleen.martin@medinamn.gov) or City Administrator Scott Johnson (scott.johnson@medinamn.gov). When it is your turn to address the Board, you will be called upon to unmute your microphone by dialing *6. When you are done speaking, you should dial *6 to re-mute your microphone. Appeals at the Board of Appeal and Equalization will be considered in the following order: 1. Property owners who have discussed the January 2nd valuation with the City Assessor and have advised the City that they wish to appeal the City Assessor’s determination to the Board of Appeal and Equalization. 2. Property owners who have presented their cases in writing to the Board of Appeal and Equalization prior to the meeting but who have not discussed their appeal with the City Assessor. 3. Property owners who have come directly to the Board without providing advance notice or without contacting the City Assessor prior to the meeting. Please note that the Board of Appeal and Equalization cannot address the taxes due the previous year because the market value on which taxes due and payable the previous year have been finalized and can only be addressed by the Minnesota Tax Court. Step 3 – Appeal to Hennepin County Hennepin County Board of Equalization If desired, the market value can be further appealed to the Hennepin County Board of Equalization. The County Board convenes the last two weeks in June. The dates and phone number to appeal are listed on your market value notice. Additional information may be found at http://www.hennepin.us/residents/property/property-value.     Step 4 – Appeal to Minnesota Tax Court Minnesota Tax Court The final avenue of appeal is to petition the Minnesota Tax Court. All appeals for tax court must be filed on or before April 30 of the year the tax becomes payable. Additional information may be found at www.taxcourt.state.mn.us.  Scott Johnson From: Rolf Erickson <assessor84@comcast.net> Sent: Thursday, April 2, 2020 11:35 AM To: Scott Johnson Subject: Jeff Pederson property Hey Scott, I just had a call from Jeff about03-118-23-23-0005, which he purchased 1/31/17 for 1,023,250. Unfortunately, he did not call in time for me to make a direct correction because the valuation was a mistake that was missed in editing. The only way it can be changed is by the local board or a pass through to Hennepin board. Jeff could recuse himself and the council could deal iwith it. If he needs an application, would you please let him know. I will prepare a report. Thanks, Rolf 1 c' T v Ir MEDINA Application to Appeal 2020 Valuation or Classification (for Taxes Payable in 2021) Please complete this application prior to "appearing" before the Medina Local Board of Appeal and Equalization. This year, "appearing" before the Board will be done via telephone or in writing. The City will accept email applications at scoff johnsoma''medinamn.gov until 4:30 p.m. on April 8, 2020. The Board of Appeal and Equalization Meeting will be held on April 8, 2020 at 6:30 p.m. via telephone by dialing 1-612-517-3122 and entering Conference ID: 365 668 438#. *You may also attach your 2020 Notice of Valuation and Classification — County of Hennepin to avoid completing the information with an * (asterisk) noted below. Property Owner Name(s)*: Kirsten Chapman Name of Authorized Agent (if applicable): Property Location (address)*: 1575 & 1535 N Willow Drive, Medina, MN 55356 Property Identification Number(s)*: 28-118-23-11-0004, 28-118-23-11-0005 1. Please mark an "X" below if you have contacted the City Assessor at (763) 473-3978 as requested. Yes X No 2. Assessment Year 2019 (as stated on your Notice of Valuation)*: $603,000, $281,000 3. Assessment Year 2020 (as stated on your Notice of Valuation)*: $611,000, $281,000 4. Your proposed valuation and/or classification for 2020: Farm, Homesteaded Please provide below or attach supporting evidence to convince the board that the current year valuation or classification is incorrect. See additional information on the backside of this page on how to provide supporting evidence. These 2 properties together are a 10+ acre working boutique farm that raises and sells organically raised heritage beef, pork, chicken, eggs + produce. This operation meets the requirements of a Farm classification and 28-118-23-11-0005 meets the requirements of a Farm Homestead classification. SEE ATTACHED FACTS and PICTURES 3 April 2020 763.475.9150 Signature er Date Phone # (Daytime) Reclassification Application Attachment -1535 and 1575 N Willow Drive, Medina The facts related to the request for reclassification back to Farm (1535 & 1575 Willow) & Homesteaded (1535 Willow): 1) Combined properties are 11.6+ acres. Housing aspects use less than 1.6 acres, remaining used to raise heritage livestock for meat, eggs, and produce for sale. Land -use includes: buildings (barn, hay storage, portable animal shelters), grazing paddocks and pasture, hayfield (recently over -seeded). The farming portion meets 10 acre minimum Farm classification requirement. 2) Farm Operations 2017-2019. 2017 — Form F attached Converted barn tack room into chicken coop Built outside portable chicken run Purchased 22 egg layer chicks, 20 meat chicks Leased farm tractor for maintenance and baling Sold a few eggs and chickens 2018 — Form F attached Developed farm name and logo, secured domain name (sprucehill.farm) Purchased shelters and added fencing for livestock Purchased haying equipment (round baler, hay mower & rake) Purchased 1 mature Highland steer to experiment with cuts of meat Purchased 1 Highland calf to raise to maturity (30-36 months) for processing in late 2020/early 2021 Purchased 2 feeder pigs to raise, then process in 2019 to experiment with cuts of meat Purchased 20 meat chicks Purchased Kunekune pig breeding pair Erected portable hay storage building Sold eggs, chicken, and small amount of experimental beef cuts 2019 — Form F attached Purchased 1 Highland calf to raise to maturity (2022) Purchased 24 meat chicks Converted barn stall to pig birthing stall Pig breeding pair produced only 2 piglets (BIG disappointment) Created 3000 sf garden plot Planted small orchard Sold eggs, chicken, extra hay, small amount of experimental beef, pork cuts Installed road sign to prepare for public offering of meat, eggs, produce. Website to come in 2020 3) In case there is any doubt about the intent to sell the products from the farm, only two older women live in the home and couldn't possibly eat all this food. © Pc!% r," mei a4` ,,,,u (' 4;Travt,vr L `r. •• .. s .1 .1.- , Ste' . 4, ,e,... ., , ,-70,,, . r.„,,.. ‘‘.., ..k7,444,";x..- .,,,: "4,4 .Th VI ' ". * 0644:-.1)'"......:: 1 4 -1.. u �':4M °:r'0. ; . ,,1.a,s ._: mt% ` . :� aINt'cke IA 0,00 +- Mr" ev..eiratai it.e.4,17 45x 1 •. • • 11 t • a • 1 • r 0A LWe-N e,tit Scott Johnson From: Rolf Erickson <assessor84@comcast.net> Sent: Monday, March 30, 2020 11:16 AM To: Scott Johnson Subject: Re: Fwd: 2020 Proposed Property Valuation Hi Scott, We have reviewed Mr. Hanson's records and lowered his value some. He still disagrees with the value so he will have to be heard by the board. We will work on putting together a memo on his property for our meeting. Rolf On March 30, 2020 at 9:50 AM Scott Johnson <scott.johnson@medinamn.gov> wrote: Hi Rolf, Attached is an appeal from Mr. Hanson. Please contact him. Thanks Scott Sent from my iPhone Begin forwarded message: From: K hanson < kkhanson@msn.com> Date: March 30, 2020 at 9:46:16 AM CDT To: " scott.iohnson@_medinamn.gov" < scott.johnson@medinamn.gov> Subject: 2020 Proposed Property Valuation Dear Mr. Johnson: Enclosed please find an Application to Appeal 2020 Valuation or Classification for Taxes Payable in 2021. In support of this application, I have attached the required documentation. Please let me know if you need anything further. Best regards, Karl Hanson 1 Scott Johnson From: K hanson <kghanson@msn.com> Sent: Monday, March 30, 2020 9:46 AM To: Scott Johnson Subject: 2020 Proposed Property Valuation Attachments: thumbnail_IMG_0746 jpg; thumbnail_IMG_0745 jpg; IMG_0747 jpg; 2020 Comparable Properties for Property Tax Statement.docx Dear Mr. Johnson: Enclosed please find an Application to Appeal 2020 Valuation or Classification for Taxes Payable in 2021. In support of this application, I have attached the required documentation. Please let me know if you need anything further. Best regards, Karl Hanson 1 A , , Ikatn.ai t„ appeal 2112,0 Valuation or t i fslicntinn (tor I axe Payable In 2II2l1 i'kase tcwnp:ete this appircatseto pear to "apperta(t 1. r a Local Hoard of Amr.ii EgiwlIratioe This you. 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Rd. 24 Medina, MN 55340 763-473-3978 March 25, 2020 Karl Hanson 2000 Lost Horse Rd Hamel, MN 55340 Dear Mr. Hanson: At your request, w 'e reviewed your property on 3/25/2020. It is our opinion that the estimated property value as of January 2, 2020 is S575,000. This change is eft ctive for the 2021 taxes and has been made to the tax records. No further action is required if you agree with the change. You may verify the change, after April 1st, at www.hcnnepi,n.us. Go to the property information section. Search for your property by address or property IDS/. The opening page is the 2020 tax year information. The new valuation for 2020 pay 2021 taxes can be found by selecting the current year value line. If you have further questions, please contact us at 763-473-3978. 411111111111111111111110 Assessr Rolf Erickson Gail Decourt Paul Kingsbury Lee Leichentritt 2000 Lost Horse Road A. Comparable Multi-bedroom/bathroom Properties with Acreage Indentified By Property Owners Hanson/Espinosa 1. 7798 Corcoran Trail West, Corcoran, MN. Six bedroom, four bathroom home sold on October 24, 2019 for $511,000. Although it sold for a lower price than our appraisal, this home has: a. More bedrooms and bathrooms; b. 24% More square footage (3,600 square feet v. 2,900); c. Newer architecture and construction (1995 v. 1986); d. Fully updated interior including new floors; e. Large rec room; f. New washer and dryer; g. Outdoor playhouse and large manicured lawn; h. New concrete driveway; i. New landscaping; and j. Fully updated kitchens and baths with new granite countertops, new appliances, and new cabinets. 2. 1595 County Road 24, Medina, MN 55356. Four bedroom ranch house just sold, for $527,000. Unlike our house, this home has: a. a large 3 -season screened porch; b. a 4 -season porch; c. an extraordinarily large full basement with rooms and space for further bedrooms/office; d. a very large rec/entertainment room; e. about 3 to 5 tilled/tillable acres; f. its own long private driveway (our driveway is shared); g. a larger lot (10.16 acres) with no driveway easements (We lose around 1.5 acres to a passage easement, making this compared property effectively > two acres larger than ours); h. Orono school district (we're in Rockford); and i. an enclosed outbuilding/garage suitable for 2.5 cars. 3. 5743 Juneau Lane N., Plymouth, MN 55446. Four bedroom, four bathroom house on 5 acres sold January 24, 2020 for $450,000. Although at a lower price than our appraisal, this house has: a. Concrete unshared driveway; b. Closer location to the city; c. secluded setting surrounded by other homes on acreage; d. Large rec/entertainment room; e. Vaulted ceiling with loft; f. Pole barn. B. Properties Relied on by Appraiser: 1. 4565 Pioneer Trail, Medina, MN 55340. Sold on April 24, 2019 for $590,000. This house is very different from our home. Although it sold for approximately the price on our present appraisal, this home has many more amenities than our house. Unlike ours, it has: a. Frank Lloyd Wright style architecture (it is a very beautiful home); b. Fully and completely updated interior (hard wood floors, new cabinets, granite countertops, tongue and groove cedar cathedral ceilings); c. multiple bay and clerestory windows; d. completely updated exterior; e. a built-in cedar sauna; f. an expansive living room with picture windows and a large brick fireplace and recessed, built-in bookshelves; g. a very large master bathroom that has a new step-in jacuzzi, new tile, built-in tile furniture, and lots of natural light; h. an office having a built-in desk, built-in shelves, built-in computer space, granite surfaces, bay windows, painted wood ceiling with crown moldings, and a window pane door; i. new drapes and window coverings; j. fully updated kitchen having new appliances, granite countertops, painted tongue and groove wood ceiling, new lighting; French doors leading to family room; k. very large, brand-new, elevated exterior deck; I. a totally updated dining room surrounded by picture windows and leading to the deck; and m. a maintenance -free stone garage. 2. 2152 Cottonwood Drive, Long Lake, MN 55356. Sold on February 26, 2020 for $669,000. This larger home too has many notable differences from our house. Unlike our house, 2152 Cottonwood has: a. Completely updated interior and exterior; b. New windows; c. Freshly updated landscaping; d. Custom kitchen with new white -oak craftsman style cabinets, new granite countertops, new appliances, and new lighting; e. Fully updated master bedroom with bath having jacuzzi tub, walk-in shower, and heated floors; f. an office; g. new built-in furniture; h. hand scraped walnut floors; i. large entertainment/rec room adjoining kids play area; j. new beams and stone pillars on the exterior; k. 3,945 square feet, 35% larger than our home; I. heated garage with electric car plug in; m. a barn; and n. located much closed to 1-394. 3. 1461 Willow Drive, Medina, MN 55356. This home is listed at 499,000. It has not been sold. It is similar in that it is on acreage and does not have an updated interior or exterior like our house, but we do not know what the actual selling price will be for this property or even if it will sell. From our review, we would estimate that it will sell for much less than the asking price, unless there is something special about the acreage. C. Summary The sold properties located by the appraiser are not in the realm of our home. They are fully updated properties with high -quality expensive interiors, updated exteriors, and professionally done landscaping. Further, the 4565 Pioneer property has a far superior architecture. It is a gorgeous home, and yet it sold for just slightly above the presently -appraised value of our house. Our house needs a new exterior deck. The deck is 34 years old. Our house also needs to have the kitchens and bathrooms updated. All of these rooms, with the exception of one %2 bath, are original. They are 34 years old and need new everything. The cost just to replace the deck and update kitchens and bathrooms would run about $250,000. But even with these updates, our house would not be as nice as either of the two homes cited by the appraiser. The property closest to our house in styling and location is the 7798 Corcoran Trail West property (our house is located only 300 feet from Corcoran). The 7798 Corcoran Trail property sold for $511,000 late 2019. While it is nearest in design, location, and amenities to our home, please also understand that (a) it is much larger, and (b) it has an fully updated interior, including fully updated kitchens and baths. Given the high costs to replace the deck and to update our kitchen and all bathrooms at $250k or more, the record shows that our home should not be appraised in excess of $500,000. The record shows that $490,000 is a fair estimate based on the presently published data. Considering the present market conditions, however, with the presently crashing stock and commodity markets, housing prices will be falling this year and our home value will drop substantially lower than the $490,000 price.