SAGUACHE COUNTY— After struggling for six years to recover from backlogged property appraisals, Saguache County Assessor Peter Peterson reported to commissioners Tuesday that the county has now entered all properties previously not reported into its new software system.  

While field work on the assessments is complete, some still have to be verified, Peterson advised the BoCC.
The county had numerous problems with the old Pueblo system, Peterson explained, and is now using the Eagle-Tyler software system equipped with GIS, which makes tracking new properties and structures much easier. He also points to the hiring of two data collector assistants, who he credits with helping his office catch up on the unaccounted-for properties.  

Peterson also told commissioners that out of some 16,000 property tax valuations issued this year the assessor’s office has received only 47 tax protests. County Attorney Ben Gibbons informed Peterson that the valuation appeals will be heard by the county on Aug. 1-2.

Last year $13 million was added to the tax rolls in actual value and over $3 million in assessed value. Peterson said he is proud of the progress he and his staff have made and says they are dedicated to continuing to go the extra mile.

Peterson says he has completed over 250 hours of class time in his assessor’s classes and is continuing to train his office staff. Currently two office staff members are training for their ad valorem appraisal licenses and other staff members are completing additional training as well.

Earlier this year, Peterson cited a successfully completed audit conducted by independent auditors Wildrose Appraisal Inc. This is the standard process used to confirm county assessors are complying with state law, as proof the county is in compliance with assessing standards.  

The auditors use both a procedural analysis and a statistical analysis to determine compliance, but all data for the analysis is provided by Saguache County. The analysis is a controlled study admitting no outside comparisons.  

Audit results
According to the audit document, the procedural analysis includes all classes of property and specifically looks at how the assessor develops economic areas, confirms and qualifies sales and develops time adjustments. The audit also examines the procedures for adequately discovering, classifying and valuing agricultural outbuildings, discovering subdivision buildout, and subdivision discounting procedures.
Valuation methodology for vacant land, improved residential properties and commercial properties is examined. Procedures for producing mines, oil and gas leaseholds and lands producing, producing coal mines, producing earth and stone products, severed mineral interests and non-producing patented mining claims are also reviewed.
Statistical analysis is performed on vacant land, residential properties, commercial/industrial properties, agricultural land, and personal property. The statistical study results are compared with State Board of Equalization compliance requirements and the manuals published by the State Property Tax Administrator.
Individual sections of the audit examine each facet of the appraisal process. The conclusions for these sections will be listed below.

Sales ratios
After applying the above described methodologies, it is concluded from the sales ratios that Saguache County is in compliance with SBOE, DPT and Colorado State Statute valuation guidelines.

Time trending verification
After verification and analysis, it has been determined that Saguache County has complied with the statutory requirements to analyze the effects of time on value in their county. Saguache County has also satisfactorily applied the results of their time trending analysis to arrive at the time adjusted sales price (TASP).

Sold/unsold analysis
After applying the above described None methodologies, it is concluded that Saguache
County is reasonably treating its sold and unsold properties in the same manner.

Agricultural land study and agricultural outbuildings
An analysis of the agricultural land data indicates an acceptable appraisal of this property type. Directives, commodity prices and expenses provided by the PTA were properly applied. County yields compared favorably to those published by Colorado Agricultural Statistics. Expenses used by the county were allowable expenses and were in an acceptable range. Grazing lands carrying capacities were in an acceptable range. Saguache County has substantially complied with the procedures provided by the Division of Property Taxation for the valuation of agricultural outbuildings.

Agricultural land under improvements
Saguache County has substantially complied with the procedures provided by the Division of Property Taxation for the valuation of land under residential improvements that may or may not be integral to an agricultural operation.

Sales verification
Saguache County appears to be doing a good job of verifying their sales. WRA agreed with the county’s reason for disqualifying each of the sales selected in the sample. There are no recommendations or suggestions.

Economic area review and evaluation
After review and analysis, it has been determined that Saguache County has adequately identified homogeneous economic areas comprised of smaller neighborhoods. Each economic area defined is equally subject to a set of economic forces that impact the value of the properties within that geographic area and this has been adequately addressed. Each economic area defined adequately delineates an area that will give “similar values for similar properties in similar areas.”

Possessory interest properties
Saguache County has implemented a discovery process to place possessory interest properties on the roll. They have also correctly and consistently applied the correct procedures and valuation methods in the valuation of possessory interest properties.

Personal property audit
Saguache County has employed adequate discovery, classification, documentation, valuation, and auditing procedures for their personal property assessment and is in statistical compliance with SBOE requirements.

No recommendations for improvement were suggested for any of these categories.