Klickitat County Assessor's Office Mass Appraisal Report

RCW 84.04.090The term real property shall also include a mobile home which has substantially lost its identity as a mobile unitby virtue of its being permanently fixed in location upon land owned or leased by the owner of the mobile homeand placed on a permanent foundation (posts or blocks) with fixed pipe connections with sewer, water, or otherutilities: PROVIDED, That a mobile home located on land leased by the owner of the mobile home shall besubject to the personal property provisions of chapter 84.56 RCW and RCW 84.60.040.Manufactured Homes – In Parks and on Leased LandThe value of manufactured homes in parks and on leased land may be significantly different than thevalue of manufactured homes on land owned by the owner. The manufactured home on leased landdoes not have the ability to be sold as a package unit. This limits the marketability of themanufactured home and does not allow for the application of improvement modifiers that mayincrease the value of the mobile home based on desirability of location. In addition, they do not meetthe requirements of RCW 84.04.090 to qualify as real property (the treasurer does not have the abilityto charge personal property taxes against the real property they are located on). These mobilehomes are not exempt from personal property taxation. The Assessor’s office has used the SalesAdjusted Cost Approach for Manufactured Homes in parks and on leased land to determine theirmarket value.Initial ratio analysis indicated the need to recalibrate the Manufactured Home value model. Theanalysis was performed county wide and the final model was applied to all manufactured homeslocated in parks and on leased land.Final Testing and Reconciliation:Final value determinations were based on a careful analysis of the quantity and quality of dataavailable to each estimation approach as well as validation through the performance statisticsproduced at the conclusion of each of the approaches used and the final testing validation. ThePost Revaluation Ratio Study results all show that the changes made meet all of the standards set bythe IAAO.Public Disclosure:Disclosure to the taxpaying public of values of individual properties should be administered throughnormal jurisdictional processes. The value in this report may change as a result of processesfollowing that disclosure.Certification of Appraisal The appraisers are accredited by the State of Washington, Department of Revenue. By signingthis report, the Appraiser certifies that he or she has the appropriate knowledge andexperience to complete this Assessor's Report of the Mass Appraisal, with professionalassistance if required and disclosed. To the best of the Appraisers’ knowledge and belief, all statements and information in thisreport are true and correct, and the Appraiser has not knowingly withheld any significantinformation The reported analyses, opinions and conclusions are limited only by the reported assumptionsand limiting conditions, and is the appraisers’ personal, impartial and unbiased professionalanalysis, opinions and conclusions.