70.27 Annotation
The temporary survey monuments required to be set in the field prior to the submission of an assessor's plat for state level review are not made permanent until the recording of the assessor's plat. 59 Atty. Gen. 262.
70.27 Annotation
Section 236.295 does not apply to assessors' plats. The amendment or correction of an assessor's plat under sub. (4) is an exercise of the police power that is accomplished for the same purposes and in the same manner as the original assessor's plat. The governing body involved is not required to conduct a public hearing concerning a proposed amendment or correction to an assessor's plat of record. Other questions concerning the amendment or correction of an assessor's plat are answered. 61 Atty. Gen. 25.
70.28
70.28
Assessment as one parcel. No assessment of real property which has been or shall be made shall be held invalid or irregular for the reason that several lots, tracts or parcels of land have been assessed and valued together as one parcel and not separately, where the same are contiguous and owned by the same person at the time of such assessment.
70.29
70.29
Personalty, how entered. The assessor shall place in one distinct and continuous part of the assessment roll all the names of persons assessed for personal property, with a statement of such property in each village in the assessor's assessment district, and foot up the valuation thereof separately; otherwise the assessor shall arrange all names of persons assessed for personal property on the roll alphabetically so far as convenient. The assessor shall also place upon the assessment roll, in a separate column and opposite the name of each person assessed for personal property, the number of the school district in which such personal property is subject to taxation.
70.29 History
History: 1991 a. 316.
70.30
70.30
Aggregate values. Every assessor shall ascertain and set down in separate columns prepared for that purpose on the assessment roll and opposite to the names of all persons assessed for personal property the number and value of the following named items of personal property assessed to such person, which shall constitute the assessed valuation of the several items of property therein described, to wit:
70.30(9)
(9) The number and value of steam and other vessels.
70.30(11)
(11) The value of machinery, tools and patterns.
70.30(12)
(12) The value of furniture, fixture and equipment.
70.30(13)
(13) The value of all other personal property except such as is exempt from taxation.
70.32
70.32
Real estate, how valued. 70.32(1)
(1) Real property shall be valued by the assessor in the manner specified in the Wisconsin property assessment manual provided under
s. 73.03 (2a) from actual view or from the best information that the assessor can practicably obtain, at the full value which could ordinarily be obtained therefor at private sale. In determining the value, the assessor shall consider recent arm's-length sales of the property to be assessed if according to professionally acceptable appraisal practices those sales conform to recent arm's-length sales of reasonably comparable property; recent arm's-length sales of reasonably comparable property; and all factors that, according to professionally acceptable appraisal practices, affect the value of the property to be assessed.
70.32(1g)
(1g) In addition to the factors set out in
sub. (1), the assessor shall consider the effect on the value of the property of any zoning ordinance under
s. 59.692,
61.351 or
62.231, any conservation easement under
s. 700.40, any conservation restriction under an agreement with the federal government and any restrictions under
ch. 91. Beginning with the property tax assessments as of January 1, 2000, the assessor may not consider the effect on the value of the property of any federal income tax credit that is extended to the property owner under section
42 of the Internal Revenue Code.
70.32(1m)
(1m) In addition to the factors set out in
sub. (1), the assessor shall consider the impairment of the value of the property because of the presence of a solid or hazardous waste disposal facility or because of environmental pollution, as defined in
s. 299.01 (4).
70.32(2)
(2) The assessor, having fixed a value, shall enter the same opposite the proper tract or lot in the assessment roll, following the instruction prescribed therein.
70.32(2)(a)
(a) The assessor shall segregate into the following classes on the basis of use and set down separately in proper columns the values of the land, exclusive of improvements, and, except for
subds. 5.,
5m., and
6., the improvements in each class:
70.32(2)(c)1d.
1d. "Agricultural forest land" means land that is producing or is capable of producing commercial forest products, if the land satisfies any of the following conditions:
a. It is contiguous to a parcel that has been classified in whole as agricultural land under this subsection, if the contiguous parcel is owned by the same person that owns the land that is producing or is capable of producing commercial forest products. In this subdivision, "contiguous" includes separated only by a road.
70.32(2)(c)1d.b.
b. It is located on a parcel that contains land that is classified as agricultural land in the property tax assessment on January 1, 2004, and on January 1 of the year of assessment.
70.32(2)(c)1d.c.
c. It is located on a parcel at least 50 percent of which, by acreage, was converted to land that is classified as agricultural land in the property tax assessment on January 1, 2005, or thereafter.
70.32(2)(c)1g.
1g. "Agricultural land" means land, exclusive of buildings and improvements and the land necessary for their location and convenience, that is devoted primarily to agricultural use, as defined by rule.
70.32(2)(c)1m.
1m. "Other," as it relates to
par. (a) 7., means buildings and improvements; including any residence for the farm operator's spouse, children, parents, or grandparents; and the land necessary for the location and convenience of those building and improvements.
70.32(2)(c)2.
2. "Productive forest land" means land that is producing or is capable of producing commercial forest products and is not otherwise classified under this subsection.
70.32(2)(c)3.
3. "Residential" includes any parcel or part of a parcel of untilled land that is not suitable for the production of row crops, on which a dwelling or other form of human abode is located and which is not otherwise classified under this subsection.
70.32(2)(c)4.
4. "Undeveloped land" means bog, marsh, lowland brush, uncultivated land zoned as shoreland under
s. 59.692 and shown as a wetland on a final map under
s. 23.32 or other nonproductive lands not otherwise classified under this subsection.
70.32(2r)(a)(a) For the assessments as of January 1, 1996, and January 1, 1997, or until the farmland advisory council under
s. 73.03 (49) makes its recommendation, but not to extend beyond January 1, 2009, the assessed value of each parcel of agricultural land is the assessed value of that parcel as of January 1, 1995.
70.32(2r)(b)
(b) For each year beginning with 1998 or upon completion of the farmland advisory council's recommendation and promulgation of rules and ending no later than December 31, 2008, the assessed value of the parcel shall be reduced as follows:
70.32(2r)(b)1.
1. Subtract the value of the parcel as determined according to the income that is or could be generated from its rental for agricultural use, as determined by rule, from its assessed value as of January 1, 1996.
70.32(2r)(b)2.
2. Multiply .1 by the number of years that the parcel has been assessed under this paragraph, including the current year.
70.32(2r)(b)4.
4. Subtract the amount under
subd. 3. from the parcel's assessed value as of January 1, 1996.
70.32(2r)(c)
(c) For the assessment as of the January 1 after the valuation method under
par. (b) no longer applies and for each assessment thereafter, agricultural land shall be assessed according to the income that could be generated from its rental for agricultural use.
70.32(3)
(3) Manufacturing property subject to assessment under
s. 70.995 shall be assessed according to that section.
70.32(4)
(4) Beginning with the assessments as of January 1, 2004, agricultural forest land shall be assessed at 50% of its full value, as determined under
sub. (1), and undeveloped land shall be assessed at 50% of its full value, as determined under
sub. (1).
70.32 Cross-reference
Cross Reference: See also ch.
Tax 18 , Wis. adm. code.
70.32 Annotation
When market value is established by a fair sale of the property or sales of reasonably comparable property are available, it is error for an assessor to resort to other factors to determine fair market value, although such factors in the absence of such sales would have a bearing on market value. Rules on judicial review of valuation presuppose that the method of evaluation is in accordance with the statutes; hence errors of law should be corrected by the court on certiorari and the failure to make an assessment on the statutory basis is an error of law. State ex rel. Markarian v. Cudahy,
45 Wis. 2d 683,
173 N.W.2d 627 (1970).
70.32 Annotation
While a sale establishes value, the assessment still has to be equal to that on comparable property. Sub. (2) (b) requires the assessor to fix a value before classifying the land; it does not prohibit the assessor from considering the zoning of the property when it is used for some other purpose. State ex rel. Hensel v. Town of Wilson,
55 Wis. 2d 101,
197 N.W.2d 794.
70.32 Annotation
In making an assessment based on a recent sale of the property, the assessor cannot increase the value because no commission was paid to a broker. Lincoln Fireproof Warehouse v. Milwaukee Board of Review
60 Wis. 2d 84,
208 N.W.2d 380 (1973).
70.32 Annotation
Under an option agreement, the sellers' right to repurchase their homestead and their right of first refusal for the purchase of industrial buildings to be constructed on the property were factors going only to the willingness of the parties to deal, not their compulsion to do so; the value of these rights, together with the monetary amount per acre, comprised the total sale price of the land. Geipel v. Milwaukee,
68 Wis. 2d 726,
229 N.W.2d 585 (1975).
70.32 Annotation
Evidence of net income from unique property was admissible to show market value. An assessor's unconfirmed valuation based on estimated replacement cost less depreciation could not stand alone because of uncontroverted evidence of actual costs of recent construction. Rosen v. Milwaukee,
72 Wis. 2d 653,
242 N.W.2d 681 (1976).
70.32 Annotation
When there are no actual sales, cost, depreciation, replacement value, income, industrial conditions, location and occupancy, sales of like property, book value, insurance carried, value asserted in a prospectus, and appraisals are all relevant to determination of market value for assessment purposes. Mitchell Aero, Inc. v. Milwaukee Board of Review,
74 Wis. 2d 268,
246 N.W.2d 521 (1976).
70.32 Annotation
District-wide use of comparative sales statistics to determine annual percentage increases of assessments was invalid under sub. (1). Kaskin v. Board of Review,
91 Wis. 2d 272,
282 N.W.2d 620 (Ct. App. 1979). See also Lloyd v. Board of Review of City of Stoughton,
179 Wis. 2d 33,
505 N.W.2d 465 (Ct. App. 1993).
70.32 Annotation
An assessor erred in failing to consider disadvantages and liabilities that affect the fair market value of dams. Wisconsin Edison Corp. v. Robertson,
99 Wis. 2d 561,
299 N.W.2d 626 (Ct. App. 1980).
70.32 Annotation
The lease of comparable property constituted the "best information" regarding fair market value of leasehold improvements. Keane v. Bd. of Review,
99 Wis. 2d 584,
299 N.W.2d 638 (Ct. App. 1980).
70.32 Annotation
Sub. (1) requires the use of a cash equivalency adjustment in assessing property based upon the sale of comparable properties. Flint v. Kenosha County Rev. Bd.
126 Wis. 2d 152,
376 N.W.2d 364 (Ct. App. 1985).
70.32 Annotation
An assessment largely based upon consideration of equalized value was invalid. The court erred by remanding with the requirement that a new assessment consider the actual subsequent sale of the subject property. Kesselman v. Sturtevant,
133 Wis. 2d 122,
394 N.W.2d 745 (Ct. App. 1986).
70.32 Annotation
The board of review erred as a matter of law by basing an assessment on "market" rental income when there was a recent arms-length sale of the property. Darcel v. Manitowoc Review Board,
137 Wis. 2d 623,
405 N.W.2d 344 (1987).
70.32 Annotation
In determining market value under sub. (1), the board of review must determine whether financing arrangements between the seller and buyer affected the sale price; sub. (1) prohibits assessment exceeding market value. Flood v. Lomira Board of Review,
153 Wis. 2d 428,
451 N.W.2d 422 (1990).
70.32 Annotation
Factors applicable to the assessment of commercial property following its sale are discussed. State v. Greendale Board of Review,
164 Wis. 2d 31,
473 N.W.2d 554 (Ct. App. 1991).
70.32 Annotation
Section 70.32 establishes a unitary taxing scheme; mineral rights are taxed as an element of the real estate and not separately. Cornell University v. Rusk County,
166 Wis. 2d 811,
481 N.W.2d 485 (Ct. App. 1992).
70.32 Annotation
The capitalization of income method, based on estimated market rents rather than on actual rent, was an improper method of assessing subsidized rental property. Metro. Holding v. Milwaukee Review Bd.
173 Wis. 2d 626,
495 N.W.2d 314 (1993).
70.32 Annotation
Compliance with the s. 73.03 (2a) assessment manual is not a defense when the method of assessment violates s. 70.32 (1). Metropolitan Holding Co. v. Milwaukee Board of Review,
173 Wis. 2d 626,
495 N.W.2d 314 (1993).
70.32 Annotation
When an assessor disavows the correctness of a valuation of comparable property shown on the tax roll, the burden is on the assessor to explain why the assessment is incorrect. Brighton Square Co. v. Madison,
178 Wis. 2d 577,
504 N.W.2d 436 (Ct. App. 1993).
70.32 Annotation
A taxpayer challenging an assessment has the burden of proving that a sale was an arm's-length transaction. The taxpayer has the burden of proof on each assessment manual condition that must be met. Doneff v. Review Board of Two Rivers,
184 Wis. 2d 203,
516 N.W.2d 383 (1994).
70.32 Annotation
The use of owner-operator income to value property is allowed if the net income reflects the property's chief source of value, the income is produced without skill of the owner, or the owner's skill and labor are factored out and other valuation approaches are considered. Waste Management v. Kenosha County Board of Review,
184 Wis. 2d 541,
516 N.W.2d 695 (1994).
70.32 Annotation
There is no bright line rule for the number of comparable properties that must be shown to prove that the rule of uniformity is being violated. Assessments that are discriminatory and made based on arbitrary and improper considerations cannot stand. Levine v. Fox Point Board of Review,
191 Wis. 2d 363,
528 N.W.2d 424 (1995).
70.32 Annotation
Property that is encumbered by a bundle of rights must be appraised at its value using the current value of that bundle of rights. City of West Bend v. Continental IV Fund,
193 Wis. 2d 481,
535 N.W.2d 24 (Ct. App. 1995).
70.32 Annotation
Real property shall be valued base on the best information available. The best information is a recent arms-length sale of the property, followed by recent sales of comparable property. If either of those are not available the assessor may look to all factors that collectively have a bearing on the value of the property. Campbell v. Town of Delevan,
210 Wis. 2d 240,
565 N.W.2d 209 (Ct. App. 1997).
70.32 Annotation
Equalized value is not a measure of fair market value of individual properties; it is improper for an assessor to take it into account in valuing property. Noah's Ark Family Park v. Village of Lake Delton,
210 Wis. 2d 302,
565 N.W.2d 230 (Ct. App. 1997). Affirmed.
216 Wis. 2d 386,
573 N.W.2d 852 (1998).
70.32 Annotation
For purposes of the uniformity clause, there is only one class of property. The burden of taxation must be borne as nearly as practicable among all property, based on value. Compliance with the requirement of s. 70.05 (5) that property be assessed at fair value at least once every 5 years is not a substitute for compliance with the uniformity clause and sub. (1). Approving an increased assessment for only one property despite evidence that it and other properties had recent sales at a price above prior assessments violated the law, and its approval by the board of review was arbitrary. Noah's Ark Family Park v. Village of Lake Delton,
210 Wis. 2d 302,
565 N.W.2d 230 (Ct. App. 1997). Affirmed.
216 Wis. 2d 386,
573 N.W.2d 852 (1998).
70.32 Annotation
It was improper to rely solely on insurance replacement value to set the valuation of low income apartments encumbered with income and rental restrictions, although it is a relevant factor. Walworth Affordable Housing, LLC v. Village of Walworth,
229 Wis. 2d 797,
601 N.W.2d 325 (Ct. App. 1999).
70.32 Annotation
Income that is attributable to land, rather than personal to the owner, is inextricably intertwined with the land and is transferable to future owners. This income may be included in the land's assessment because it appertains to the land. Income from managing separate off-site property may be inextricably intertwined with land and subject to assessment if the income is generated primarily on the assessed property itself. ABKA Ltd. v. Fontana-On-Geneva-Lake,
231 Wis. 2d 328,
603 N.W.2d 217 (1999).
70.32 Annotation
The requirement to use the "best information" does not require that an assessor use actual figures in the absence of a sale An assessor acted properly in using estimated expense figures when actual figures did not reflect regular expenses. ABKA Ltd. v. Fontana-On-Geneva-Lake,
231 Wis. 2d 328,
603 N.W.2d 217 (1999).
70.32 Annotation
It is clear from the Assessor's Manual that assessors should consider many market factors from a variety of sources when gathering and applying comparable sales information. Even sales prices of similar properties need some adjustment in order to arrive at an estimate of value for a different property. Joyce v. Town of Tainter, 2000 WI App 15,
232 Wis. 2d 349,
605 N.W.2d 284.
70.32 Annotation
Sub. (2r) granted DOR authority to promulgate rules implementing full use-value assessment of agricultural land as of January 1, 2000. Mallo v. DOR, 2002 WI 70,
253 Wis. 2d 391,
645 N.W.2d 853.
70.32 Annotation
When valuing subsidized housing, assessors are required to consider the effects the property's restrictions have on value. Bloomer Housing Limited Partnership v. City of Bloomer, 2002 WI App 252,
257 Wis. 2d 883,
653 N.W.2d 309,
01-3495.
70.32 Annotation
Taxation of undeveloped real property in Wisconsin. Hack, Sullivan, 1974 WBB No. 1.
70.323
70.323
Assessment of divided parcel. 70.323(1)(a)(a) If a parcel of real property is divided, the owner of a divided parcel may request a valuation of the divided parcels. A request shall be in writing and submitted to the treasurer of the taxation district in which the property is located. If the taxation district treasurer is in possession of the tax roll, the treasurer shall make the requested valuation. If the tax roll has been returned under
s. 74.43, the taxation district treasurer shall forward the request to the county treasurer, who shall make the requested valuation.
70.323(1)(b)
(b) The appropriate treasurer shall, with the assistance of the assessor of the taxation district, attribute to each new parcel its value for the year of division. The value of each new parcel shall represent a reasonable apportionment of the valuation of the original undivided parcel, and the total of the new valuations shall equal the valuation of the original undivided parcel on January 1 of that year. The value of a new parcel as determined under this subsection is the value of that property for purposes of
s. 70.32 for the year of division.
70.323(2)
(2) Appeal. A determination under
sub. (1) may be appealed by bringing an action in circuit court within 60 days after the determination is made. The court shall determine whether the value determined under
sub. (1) represents a reasonable apportionment of the valuation of the original undivided parcel on January 1 of that year. If the court determines that the value does not represent a reasonable apportionment, the court shall redetermine the parcels' values, the total of which shall equal the valuation of the original undivided parcel on January 1 of that year.
70.323(3)
(3) Lien extinguished. Payment of all real estate taxes based on the value determined under
sub. (1) or
(2) extinguishes the lien against the parcel created under
s. 70.01.
70.323(4)
(4) Cooperation of assessor. The assessor of the taxation district shall assist the treasurer of the taxation district or of the county under
sub. (1).
70.323(5)
(5) Not applicable where written agreement. This section does not apply if there is a written agreement providing for the payment of real property taxes on the divided parcels in the year of division.
70.323 History
History: 1987 a. 378.
70.327
70.327
Valuation and assessment of property with contaminated wells. In determining the market value of real property with a contaminated well or water system, the assessor shall take into consideration the time and expense necessary to repair or replace the well or private water system in calculating the diminution of the market value of real property attributable to the contamination.
