AV210FL - Sales Analysis with Alternate Ratios based on DOR Guidelines

NOTE: The specific fields with permissible entries to be filled in or left blank are listed below. Ignore fields that are not in the list next to the screens.

Figure 1. SY41 (TOP) Figure 2. SY 41 (BOTTOM)

1. Job: Report name should always appear here. For example, AV210FL. 2. Server Name: Keep the server name that first appears. 3. Printer_Name: Select a valid printer or keep the displayed printer if one is present. 4. Jurisdiction: Enter your jurisdiction. 5. Tax Year: Enter the current Tax Year. 6. Spool File Name: Enter AV210FL.LIS to create the file in text format. 7. Beginning Date: Enter the beginning date of sales to be included in the ratio analysis. 8. Ending Date: Enter the ending date of sales to be included in the ratio analysis. 9. ID1: Enter the minimum Parcel ID to include in the report or zero to include all parcels. 10. ID2: If ID1 = minimum Parcel ID, enter the maximum Parcel ID associated with the parcels to include in the report. If ID1 = zero, enter ZZ for all parcels. 13. FCU: Formatting code. Enter “PDF” to print in PDF format. Otherwise keep the default printer setting that is present when the screen appears. 16. ORDER BY : Select variables (see below) for the basis to sort sales on the report. The default is to sort by ‘Class’ (Strata). This will always be the precedent regardless of the other variables selected. (Note: Commas must separate the variables defined in ‘Order By’.) 17. PARAM1 Enter the minimum ratio percentage to be included in the analysis. All sales below this percentage will be outliers and removed from the analysis. 18. PARAM2 Enter the maximum ratio percentage to be included in the analysis. All sales above this percentage will be outliers and removed from the analysis. 19. PARAM3 Enter ‘1’ to analyze sales at 100 percent of market value. Or enter ‘.85’ to analyze sales at 85 percent of market value. 20. PARAM4 Enter ‘Y’ to exclude sales where the year built (AYB) equals the sale year. Or enter ‘N’ to leave them included in the analysis. 21. PARAM5 Enter ‘Y’ to print a detailed report listing all sales. Or enter ‘N’ to print only a summary of ratio statistics.

Press [Submit Job]. The system will notify you when the report is finished.

NOTE: The following variables can be selected for use in the ‘Order By’ field:

PARID

NBHD

LUC

SALEKEY

BOOK

PAGE

APRTOT

RATIO

NOTE: If Param5 was set to ‘Y’ to print a detail listing of all sales, the report will display disqualification codes indicating that the sales were removed from the statistical analysis even though they still print on the report. RR (Removal Reason) is the column heading for these disqualification codes. An explanation of the disqualification codes is below:

D = Duplicate Sale (same OR Book/Page on multiple parcels)

R = Ratio Outliers (ratio percentages outside of those specified in Param1 and Param2)

I = Sale coded Improved but has Vacant LUC

V = Sale coded Vacant but has Improved LUC

N = Year Built (AYB) is same as sale year

M = Parcel has multiple qualified sales in the same calendar year. The report will utilize the last qualified

sale in the analysis if it is not disqualified by any of the reasons given above.

Useful Information related to AV210FL:

Strata – Strata (PARDAT.CLASS) is a grouping classification determined by the DOR. Historically it is the number one statistical grouping that the DOR uses for approving tax rolls.

Market Area – Market area is a valuation area determined by the property appraiser. The DOR requires that all real estate properties contain a market area. Manatee and Polk County store market area in PARDAT.USER1. Leon County stores it in LPNBHD.NGROUP. Palm Beach County stores their market area in a non-baseline table. The current AV210FL is looking for market area in Palm Beach County in LPNBHD.VALAREA. This is an implementation issue the must be resolved before any market area calculations can occur.

Grade Category – Grade categories are determined by selecting the grade of the first card on a parcel independent of its building use. This means that the grade could either be from a commercial or residential structure depending on which card has the lowest number. This could create a problem in counties such as Manatee and Polk since they are using Marshall/Swift. Marshall/Swift has a separate grading system from CLT residential and commercial valuations.

Age Category – The DOR has predetermined age groupings that they use to study sales. The age is used for the first structure on the parcel using the same logic as the grade category. The following grouping categories are the ones that are in the AV210FL.

Group Age Ranges

1 0 YRS

2 1 - 2 YRS

3 3 - 5 YRS

4 6 - 10 YRS

5 10 + YRS

Value Category – The DOR has predetermined value groupings that they use to study sales. The following grouping categories are the ones that are in the AV210FL:

Group Value Range

1 1 - 25,000

2 25,001 - 50,000

3 50,001 - 75,000

4 75,001 - 150,000

5 150,001 - 350,000

6 350,001 - 500,000

7 500,001 - 1,000,000

8 1,000,001 - 5,000,000

9 5,000,001 - 10,000,000

10 10,000,001 +

Additional Analysis Reports created by AV210FL process:

AV210A – Sales ratio study by grouped grade categories.

AV210B – Sales ratio study grouped by strata and grade categories.

AV210C – Sales ratio study grouped by strata and value range categories.

AV210D – Sales ratio study grouped by age categories.

AV210E – Sale ratios study grouped by value range categories.

AV210F – Sales ratio study grouped by market areas.

AV210G – Sales ratio study grouped by market area and strata categories.

AV210H – Sales ratios study grouped by market area, strata and value range categories.

AV210I – Sales ratio study grouped by market area, strata and age range categories.

AV210J – Sales ratio study grouped by market area and value range categories.

AV210K – Sale ratio study grouped by strata, age range and value range categories.

AV210L – Sales ratio study grouped by market area and grade categories.

Updated 7/21/2006