Chapter 1
Overview of County Appraisal District1.1
County History and DemographicsAccording to The Handbook of Texas, Matagorda County was founded in 1836 as one of the original 23 counties of the Republic of Texas and named for the Spanish word describing the overgrown cane-covered land that lined its shore.
Matagorda County is located on the Texas Gulf Coast and borders Brazoria County and the Gulf of Mexico to the east, Wharton County to the north, Calhoun and Jackson counties to the west and the bays of Tres Palacios, Matagorda and East Matagorda to the south. Bay City, the county seat, is located at the intersection of State Highways 35 and 60, and is approximately 76 miles southeast of Houston.
The southern part of the county is protected by a barrier island and has sandy soils along the coast as well gray to black, cracking, clay soils in the marsh areas. The county is crossed, north to south, by the Colorado River. A number of other creeks and bodies of water are found in the county. Soils beside the creeks and rivers are brownish to reddish, cracking and clay to loamy. Light-colored, shallow loam covers clay subsoil in the western part of the county. Matagorda County is home for a variety of wildlife, such as bobcats, coyotes, otters and white-tailed deer. Oysters, shrimp, fish and assorted waterfowl are also found in the county. Several protected wildlife habitats, including Big Boggy National Wildlife Refuge, the Mad Island Wildlife Management Area, the Runnels Family Mad Island Marsh and the Nature Conservancy are located in Matagorda County.
The 2004 county population, according to the Texas State Data Center, was 38,036, with the city of Bay City having 18,572 residents and the city of Palacios 5,312 residents. The county's remaining population resides in a variety of small towns and unincorporated areas.
The county includes the Bay City, Tidehaven, Matagorda, Palacios and Van Vleck Independent School Districts, as well as a portion of the Boling Independent School District.
1.2
Appraisal District Organization and StaffingMatagorda CAD became active in 1982. As of January 2006, the CAD had a total of eight full-time staff positions, with two supervisory positions and one part-time position. Three positions are full-time appraisers. The appraisal district contracts Pritchard & Abbott, Inc for professional appraisal services on mineral, utility, and industrial appraisals.
Exhibit 1 presents the appraisal district's current organization chart.
The Matagorda CAD board of directors has no authority to set values or appraisal methods. The chief appraiser carries out the appraisal district's legal duties, hires its staff, makes appraisals and operates the appraisal office.
Matagorda CAD provides appraisal services for 24 taxing units (Exhibit 2).
Exhibit 2
Matagorda CAD Taxing Units
Name of Taxing Entity Matagorda County Bay City Independent School District Tidehaven Independent School District Matagorda Independent School District Palacios Independent School District Van Vleck Independent School District Boling Independent School District City of Bay City City of Palacios Caney Creek Municipal Utility District (MUD) Beach Road MUD Coastal Plains Groundwater Conservation District Matagorda County Drainage District (DD) #1 Matagorda County DD #2 Matagorda County DD #3 Matagorda County DD #4 Matagorda County Health District Palacios Area Seawall Commission District Matagorda County Navigation District #1 Port of Bay City Authority Matagorda County Water Control and Improvement District (WCID) #2 Matagorda County WCID #6 Matagorda County WCID #5 Matagorda County Conservation and Reclamation District Source: Matagorda CAD, January 2006. Most appraisal districts contract out some work to private firms. Matagorda CAD appraises all categories of properties in-house with the exception of minerals, utilities and industrial properties, which are contracted with Pritchard & Abbott, Inc. (P&A). PTD does not track appraisals performed by external appraisers. Contracts with external appraisers generally do not include a parcel count for the number of appraisals to be performed. In assessing the staff-to-parcel count ratio in each appraisal district, PTD uses parcel counts reported in the appraisal district's 2004 Report of Property Value (Self Report) and the independent school districts' self reports to calculate parcels per appraisal district staff.
PTD includes commercial real and personal property parcels in the calculation, since it cannot determine how many parcels are assigned to in-house staff versus private firms. The total parcels appraised in-house are calculated by summing the total number of parcels reported in Categories A, Single-Family Residential; B, Multifamily Residential; C, Vacant Lots; D, Rural Land; E, Rural Improvements; F1, Commercial Property; L1, Personal Property; M1, Mobile Homes; O, Residential Inventory; and S, Special Inventory.
Exhibit 3 contains data concerning appraisal district parcel counts by categories of properties. It compares the appraisal district's data to the state and group averages. For analytical purposes PTD groups appraisal districts according to the number of parcels. Matagorda CAD is included with appraisal districts with 35,000-49,999 parcels.
Exhibit 3
Reported Data on Parcels and Categories
Comparison to State and Group Averages
Parcels and Categories Matagorda State Average1 Group Average1 Parcel Size Group
(by number of locally appraised parcels):35,000 - 49,9991Estimated Number Locally Appraised Parcels 45,595 49,497 41,134 Number Taxing Units 24 15 15 Estimated Locally Appraised Parcels per Staff1 5,699 2,985 3,478 Composition by Percentage of Value (Self Report): Residential Value 25.8% 51.3% 37.9% Non-Residential, Non Mineral 66.9% 45.0% 54.0% Non-Residential, Mineral 7.3% 3.7% 8.1% Composition by Locally Appraised Parcel Category (Self Report): Parcel Type Number of Parcels Percent of Parcels A - Residential 13,904 30.5% 50.0% 29.9% B - Multi-Family 153 0.3% 1.2% 0.3% C - Vacant Lots 15,192 33.3% 14.7% 22.1% D - Agricultural2 9,629 21.1% 14.4% 26.0% E - Farm and Ranch Improvement 1,977 4.3% 5.1% 9.8% F1 - Commercial Real 1,385 3.0% 3.4% 2.8% L1 - Commercial Personal 1,669 3.7% 6.8% 4.2% M1 - Mobile Homes 1,394 3.1% 2.5% 3.1% O - Residential Inventory 267 0.6% 1.8% 1.6% S - Special Inventory 25 0.1% 0.1% 0.1% Total3 45,595 100.0% 100.0% 100.0% 1 Calculated by the Property Tax Division.
2 Sum of data reported in ISD Self Reports of Value in the County Appraisal District.
3 Totals may not add to 100.0%, due to rounding.
Source: Texas Comptroller of Public Accounts, Appraisal District Operations Report (2004 and 2005 Data), March 2006 and Appraisal District Self Report of Value, 2004.Exhibit 4 provides financial and staffing data for the Matagorda CAD and how it fares with other appraisal districts throughout the state and in its group.
Exhibit 4
Reported Budget, Staffing and Training Data
Comparison to State and Group Averages
Financial and Staffing Information Matagorda State Average1 Group Average1 Financial Information 2004 Budget $634,464 $1,108,158 $690,977 2004 Surplus $50,000 $48,656 $41,477 2004 Surplus as Percent of Budget1 7.9% 4.4% 6.0% 2005 Budget $645,767 $1,150,302 $712,193 Percent Change in Budget1 1.8% 3.8% 3.1% 2004 Budget per Total Parcel1 $12.80 $9.33 $11.94 2004 Budget per PTD Estimated Locally Appraised Parcel1 $13.92 $22.30 $16.80 Staffing - 2004 Budget Full Time 8 17 12 Part Time 1 1 1 Supervisory 2 3 3 Programmers 0 1 3 Supervisory to Staff Ratio1 1:4 1:5 1:4.5 Chief Appraiser Performs Appraisals? Yes 2004 Total Compensation - Actual $65,220 $52,557 $58,186 Appraisers - 2004 Budget Full - Time 3 6 5 Part - Time * 0 0 Salary Range: Low $30,311 $25,476 $24,719 High $35,010 $38,313 $38,029 2004 Training Budget $6,000 $9,140 $8,043 Number Registered with Board of Tax Professional Examiners 4 8 6 1 Calculated by the Property Tax Division.
Source: Texas Comptroller of Public Accounts, Appraisal District Operations Report (2004 and 2005 Data), March 2006.In Exhibit 5 operations information is provided for Matagorda CAD, state and group.
Exhibit 5
Reported Operations Data
Comparison to State and Group Averages
Operations Information Matagorda State Average1 Group Average1 Reappraisal Last Year of Reappraisal 2003 Next Year of Reappraisal 2005 Type of Reappraisal: Complete Method of Reappraisal: Combination Protests Protests (2004 tax year) 926 3,164 803 Protests per Estimated Locally Appraised Parcel1 2.0% 6.0% 0.0% Collections Consolidated Collection No Collection Budget * Geographic Information System (GIS) District Has or Plans to Purchase GIS? Yes Percent GIS Complete 100.0% 80.0% 77.0% Board of Directors - 2004 Members 6 6 6 Tax Assessor Votes? No Elected Members 1 3 0 1 Calculated by the Property Tax Division.
Source: Texas Comptroller of Public Accounts, Appraisal District Operations Report (2004 and 2005 Data), March 2006.Based on this comparison, Matagorda CAD appraised 5,699 parcels per full-time employee. The IAAO Standards state that the ratio of parcels per full-time employees for a small appraisal district is between 1,500 and 1,700. For a large appraising entity these numbers are between 3,000 and 3,500. The number of appraised parcels per full-time employee in Matagorda CAD is skewed artificially high due to the large number of parcels in Categories C and D, which generally require fewer staff to appraise than parcels in other categories.
Workloads in appraisal districts can vary due to any number of considerations other than parcel count. The geographic size of an appraisal district, for instance, may have an impact on the time required to work all parcels, as can the types of properties involved. Complex commercial and some residential properties may require more staff work to appraise. The data given here are meant only to give the reader some basis for comparison with other appraisal districts with similar parcel counts.
1.3
Self Evaluation QuestionnaireIn preparation for this ASR, Matagorda CAD was asked to complete the IAAO's Self Evaluation Questionnaire, which asks the appraisal district to assess its compliance with acceptable procedures, standards and organization. Each appraisal district received an electronic version of the questionnaire and an IAAO manual that explains each question and how to answer them. PTD asks each appraisal district undergoing an ASR to perform the self-assessment.
Matagorda CAD answered all 111 questions, providing concise responses where necessary. The appraisal district's answers are included in Appendix 7. A summary of the self-assessment follows.
In responding to the self-assessment, the appraisal district pointed to certain strengths. Among the identified strengths are:
- experienced and qualified staff;
- sophisticated automated appraisal system; and
- good public relations.
The appraisal district also indicated some areas of concern. These included limited market data on commercial property and lack of time and resources for implementing a countywide geographic information system.
In Chapter 1, on legal issues and assessment cycles, the CAD indicated it keeps current with legislative proposal, laws, and court decisions by receiving legislative updates from professional organizations, the Comptroller's Web site and publications, legal counsel newsletters, its software vendor and by attending seminars that focus on legislative updates. Each appraiser has access the Tax Code online and Appraisal Foundation Web site.
In Chapter 2, on resources and management, the CAD indicated that it engages in formal planning and believes it has adequate funding and its office space is sufficient. The CAD indicated that, based on the Comptroller's Appraisal District Operations Report, compensation and benefits were adequate.
In Chapter 3, on computerization, the CAD indicated its computer system can manage document and photo imagery and is networked with the county tax office for accessing deed transactions. The CAD maintains security and integrity of its computer records by use of a firewall and unique password protection. The CAD's computer has geographic information capabilities, but the CAD is not using the feature at this time. The CAD's software vendor provides Web access to appraisal data at www.trueautomation.com.
In Chapter 4, on mapping, the CAD indicated that appraisal district maps comply with IAAO standards and Comptroller rules. The CAD stated its maps have been scanned and can be printed by the public. The CAD said that its maps are not part of a GIS system, but it is researching the issue.
In Chapter 5, on data collection, the CAD indicated that it knows what data is required by Comptroller rules, state law and appraisal standards. The CAD states that it collects and uses all relevant data in the assessment process, including building permits and commercial income data. The CAD said it operates on a 3-year reappraisal cycle, but it reviews appraisals annually based on market data. The CAD does not use hand-held computers for field data collection.
In Chapter 6, on land evaluation, the CAD indicated that it uses market data as its primary source for land evaluation. The CAD plots land sales on maps and makes adjustments for size, depth and location when dictated by the market.
In Chapter 7, on residential property valuation, the CAD indicated that it uses sales data and market analysis in the appraisal process for residential properties. Ratio studies are conducted and value estimates are reconciled before generating final values.
In Chapter 8, on commercial property valuation, the CAD indicated that it uses many sources of information to compile cost, income and market data for appraising commercial property. Sales are also used to develop cap rates, income multipliers, depreciation schedules and benchmark per unit values. The CAD indicated that senior appraisers review a property's total depreciation and all complex appraisals.
In Chapter 9, on sales data, ratio studies and stratification, the CAD indicated that it follows accepted procedures for gathering sales data. The CAD participates in a realtor multiple listing service (MLS). Ratio studies can be generated at will and stratified using a number of parameters.
In Chapter 10, on personal property assessment, the CAD indicated that it follows the accepted procedures for discovery and appraisal of personal property. Annual renditions of personal property are sent to every business owner in the appraisal district and inspections are made by appraisers. The CAD uses a variety of discovery methods and cost guides. The income approach is used to value leased equipment when the data is available otherwise a depreciated cost basis is used.
In Chapter 11, on assessment administration, the CAD reviews eligibility for exemptions and the data checked in the field if necessary. The CAD stated that all property owners receive the required notifications of their values and their right to appeal.
In Chapter 12, on defense of values, the CAD indicated that the appraisal review board process encourages communication between taxpayers and the appraisal district. Informal hearings between appraisal staff and appellants are encouraged. The CAD has a process for monitoring appeals.
In Chapter 13, on public relations, the CAD publishes a number of tax related notices; makes public appearances; and provides taxpayers with information about their rights and responsibilities on its Web site. CAD staff participates in town hall meetings to keep the public informed of appraisal district activities.
1.4
Findings of the Property Value StudyThe Property Value Study (PVS) determined the total property value in each school district in Matagorda CAD. With a few notable exceptions, all CADs and the Property Tax Division (PTD) are required by law to appraise property at market value. Agricultural and timber land are appraised according to productivity value. Market value is the price that a property would transfer from a willing seller to a willing buyer. For it to be a market transaction, neither party may be under duress to buy or sell and the sale must be on the market for a reasonable time.
When conducting the PVS, PTD assigns properties to various categories, such as residential, commercial and rural property. Properties are divided into categories so that similar properties are assessed together.
Local tax roll value, or local value, is determined by the CAD and submitted to PTD on its annual self report. PTD staff estimates the total taxable value in a school district, referred to as state value, by determining market value or by accepting the local appraised value in each property category in the school district and then adding these category values for an overall school district value. PTD then deducts state-mandated homestead exemptions, disabled veterans exemptions, value limitations, reinvestment zones, freeport exemptions, the loss between market value and productivity value appraisal of qualified agricultural lands, the school tax ceiling for homeowners more than 65 years of age or disabled and other state-mandated exemptions.
PTD issues a preliminary and final PVS each year. School districts and CADs may protest the findings of the preliminary PVS through an administrative hearings process with the Comptroller and school districts may protest the findings of the final PVS in district court. The administrative hearings process requires the protester to file a written protest with supporting documentation within 40 days of the issuance of the preliminary PVS. The PTD may amend the findings of the preliminary PVS based on the submission of the written protest, an informal hearing or a formal hearing. Formal hearings are held by a hearings examiner who is appointed by the Comptroller's general counsel. The hearings examiner reports directly to the Comptroller and is not an employee of the PTD.
Palacios and Van Vleck ISDs were outside the confidence interval, which means that their local values were more than 5 percent less than state values. Both these school districts chose not to appeal the 2004 PVS because they were in the first year of grace and did not feel it was justified to spend the 10 percent appeal fee if it did not have any financial impact on their tax bases. Both were certified eligible school districts for a two-year grace period in July 2005.
Bay City and Matagorda ISDs formally appealed properties in the 2004 PVS. Bay City was able to prevail with its appeal but Matagorda ISD was not. Matagorda ISD's local value, in fact, was less than 90 percent of state value and therefore it did not qualify for a grace period but was instead assigned state value in July 2005.
A review of the school districts in the county indicates that Matagorda CAD is inconsistently appraising single-family residential, rural residential, vacant lots, commercial property, mineral properties producing oil and gas and utility properties. Single-family residential (Category A) are the primary reason that the school districts' values are not within the acceptable range determined by the PVS.
Eligible School Districts
In general, a ratio of between 0.95 and 1.05 in any property category makes it more likely that the CAD is appraising property within the margin of error, or that it is appraising property at or near market value, according to the PVS.
Palacios ISD was identified as an eligible school district with value outside the acceptable level. There were six property categories tested in Palacios ISD: Category A, Single-Family Residential; Category D, Rural Real; Category F1, Commercial Real; Category G, Minerals; Category J, Utilities; and Category L1, Commercial Personal.
Category A, Single-Family Residential has 35.4 percent of the tested value and makes up 10.6 percent of the school district's value. A review of the Category A properties indicates that the CAD appraised single-family residential from as low as 55 percent to a high of 164 percent of market value with a weighted mean ratio of 0.8814.
Category D, Rural Real makes up 3.9 percent of the school district's value and had a weighted mean ratio of 0.9420. Category D represents rural properties and contains two Subcategories, D1 and D2. Subcategory D1, Productivity Value of Qualifying Acres, is primarily farm and ranch land that qualifies for the special productivity appraisal. Subcategory D2, Non-Qualifying Acres and Farm and Ranch Improvements, is primarily rural homes and land that does not qualify for farming or ranching or timberlands. The differences in value between qualified and non-qualified rural land are often wide since Subcategory D1 land is appraised using a special statutory method to determine the lands productivity value and Subcategory D2 is based on what the land would sell for in an open market transaction. Subcategory D1 consists of 46.2 percent of Category D's value and 6.3 percent of the school district's tested value. Subcategory D1 tested with a weighted mean ratio of 0.9773. Subcategory D2 makes up 53.8 percent of Category D's value and 7.4 percent of the school district's tested value. The CAD appraised rural homes from as low as 20 percent to a high of 305 percent of market value with a weighted mean ratio of 0.9136.
Category F1, commercial real properties are 1.6 percent of the school district's value. The CAD appraised commercial real properties from as low as 44 percent to a high of 111 percent of market value with a weighted mean ratio of 0.7372.
Category G, mineral properties producing oil and gas are 7.9 percent of the school district's value and had a weighted mean ratio of 1.0101. The CAD appraised mineral properties from as low as 81 percent to a high of 120 percent of market value.
Category J, utility properties are 4.4 percent of the school district's value and tested with a weighted mean ratio of 0.9989. The CAD appraised utility properties from as low as 95 percent to a high of 313 percent of market value.
Category L1, commercial personal properties are 2.8 percent of the school district's value and had a weighted mean ratio of 1.0155. The CAD appraised commercial personal properties from as low as 70 percent to a high of 168 percent of market value.
Van Vleck ISD was also identified as an eligible school district with value outside established levels. There are five property categories tested in Van Vleck ISD: Category A, Single-Family Residential; Category C, Vacant Lots; Category D, Rural Real; Category G, Minerals; and Category J, Utilities.
Category A, Single-Family Residential has 57.5 percent of the tested value and makes up 50.5 percent of the school district's value. A review of the Category A properties indicates the CAD appraised single-family residential from as low as 48 percent to a high of 165 percent of market value with a weighted mean ratio of 0.8680.
Category C, Vacant Lot properties are 7.5 percent of the school district's value and had a weighted mean ratio of 0.9672. The CAD valued vacant lot properties from as low as 42 percent to a high of 375 percent of market value.
Category D, Rural Real makes up 13.2 percent of the school district's value and tested with a weighted mean ratio of 0.9707. Subcategory D1 consists of 43.1 percent of Category D's value and 6.8 percent of the school district's tested value. Subcategory D1 tested with a weighted mean ratio of 1.0798. Subcategory D2 makes up 56.9 percent of Category D's value and 9 percent of the school district's tested value. The CAD appraised rural homes from as low as 61 percent to a high of 209 percent of market value with a weighted mean ratio of 0.9017.
Category G, Mineral Properties producing oil and gas are 10.4 percent of the school district's value and tested with a weighted mean ratio of 1.0180. The CAD appraised mineral properties from as low as 78 percent to a high of 118 percent of market value.
Category J, Utility Properties are 10.7 percent of the school district's value and tested with a weighted mean ratio of 1.1223. The CAD valued utility properties from as low as 85 percent to a high of 180 percent of market value.
Other School Districts
As indicated earlier, Matagorda ISD was assigned state value because its local value appraisals were considerably less than acceptable levels thus making it ineligible for a grace period. There are three property categories tested in Matagorda ISD: Category A, Single-Family Residential; Category C, Vacant Lots; and Category D, Rural Real.
Category A, Single-Family Residential has 81.6 percent of the tested value and makes up 69.8 percent of the school district's value. A review of the Category A properties indicates that the CAD appraised single-family residential from as low as 55 percent to a high of 135 percent of market value with a weighted mean ratio of 0.8508.
Category C, Vacant Lot properties are 9.3 percent of the school district's value. The CAD appraised vacant lot properties from as low as 41 percent to a high of 215 percent of market value with a weighted mean ratio of 0.8981.
Category D, Rural Real makes up 6.1 percent of the school district's value and had a weighted mean ratio of 0.9258. Subcategory D1 consists of 36.2 percent of Category D's value and 2.7 percent of the school district's tested value. Subcategory D1 tested with a weighted mean ratio of 1.0548. Subcategory D2 makes up 63.8 percent of Category D's value and 4.8 percent of the school district's tested value. The CAD appraised rural homes from as low as 54 percent to a high of 101 percent of market value with a weighted mean ratio of 0.8657.
After its appeal, Bay City ISD was found to have valid local values. There are six property categories tested in Bay City ISD: Category A, Single-Family Residential; Category D, Rural Real; Category F1, Commercial Real; Category G, Minerals; Category J, Utilities; and Category L1, Commercial Personal.
Category A, Single-Family Residential has 55.6 percent of the tested value and makes up 34.4 percent of the school district's value. A review of the Category A properties indicates that the CAD appraised single-family residential from as low as 65 percent to a high of 192 percent of market value with a weighted mean ratio of 0.9645.
Category D, Rural Real makes up 3.1 percent of the school district's value and tested with a weighted mean ratio of 0.9949. Subcategory D1 consists of 45.4 percent of Category D's value and 2.4 percent of the school district's tested value. Subcategory D1 tested with a weighted mean ratio of 0.9889. Subcategory D2 makes up 54.6 percent of Category D's value and was not tested.
Category F1, Commercial Real properties are 9 percent of the school district's value. The CAD appraised commercial real properties from as low as 53 percent to a high of 164 percent of market value with a weighted mean ratio of 0.8816.
Category G, Mineral Properties producing oil and gas are 7.3 percent of the school district's value and tested with a weighted mean ratio of 1.0147. The CAD valued mineral properties from as low as 92 percent to a high of 149 percent of market value.
Category J, Utility Properties are 5 percent of the school district's value and tested above market value with a weighted mean ratio of 1.0269. The CAD valued utility properties from as low as 94 percent to a high of 135 percent of market value.
Category L1, Commercial Personal Properties are 5.1 percent of the school district's value and tested with a weighted mean ratio of 1.0417. The CAD valued commercial personal properties from as low as 89 percent to a high of 217 percent of market value.
Tidehaven ISD had valid local value. There are four property categories tested in Tidehaven ISD: Category A, Single-Family Residential; Category D, Rural Real; Category G, Minerals; and Category J, Utilities.
Category A, Single-Family Residential has 26.4 percent of the tested value and makes up 11.5 percent of the school district's value. A review of the Category A properties indicates that the CAD appraised single-family residential from as low as 48 percent to a high of 185 percent of market value with a weighted mean ratio of 0.9204.
Category D, Rural Real makes up 11.6 percent of the school district's value and tested with a weighted mean ratio of 0.9457. Subcategory D1 consists of 55.4 percent of Category D's value and 15.5 percent of the school district's tested value. Subcategory D1 had a weighted mean ratio of 0.9506. Subcategory D2 makes up 44.6 percent of Category D's value and 12.5 percent of the school district's tested value. The CAD appraised rural homes from as low as 69 percent to a high of 125 percent of market value with a weighted mean ratio of 0.9396.
Category G, Mineral Properties producing oil and gas are 11 percent of the school district's value and tested with a weighted mean ratio of 1.0161. The CAD valued mineral properties from as low as 85 percent to a high of 130 percent of market value.
Category J, Utility Properties are 13.5 percent of the school district's value and tested with a weighted mean ratio of 0.9949. The CAD valued utility properties from as low as 92 percent to a high of 121 percent of market value.
Boling ISD also had valid local value. There are four property categories tested in Boling ISD: Category A, Single-Family Residential; Category D, Rural Real; Category G, Minerals; and Category J, Utilities.
Category A, Single-Family Residential has 24.7 percent of the tested value and makes up 23.2 percent of the school district's value. A review of the Category A properties indicates that the CAD appraised single-family residential from as low as 73 percent to a high of 254 percent of market value with a weighted mean ratio of 0.9633.
Category D, Rural Real makes up 29.8 percent of the school district's value and tested at a weighted mean ratio of 0.9340. Subcategory D1 consists of 38.2 percent of Category D's value and 12.7 percent of the tested value. Subcategory D1 tested with a weighted mean ratio of 1.0148. Subcategory D2 makes up 61.8 percent of Category D's value and 20.6 percent of the school district's tested value. The CAD appraised rural homes from as low as 55 percent to a high of 147 percent of market value with a weighted mean ratio of 0.8903.
Category G, Mineral Properties producing oil and gas are 12.1 percent of the school district's value and tested with a weighted mean ratio of 1.0114.
Category J, Utility Properties are 31.2 percent of the school district's value and tested with a weighted mean ratio of 0.9481. The CAD valued utility properties from as low as 83 percent to a high of 99 percent of market value.
Matagorda CAD Summary
In summary, the Matagorda CAD is appraising single-family residential (Category A) at less than acceptable market value. Single-family residential represent 26 percent of the CAD's value. Matagorda CAD valued the single-family residential from as low as 48 percent to 254 percent of market value.
For an explanation of why school districts were selected as eligible, see Appendices 12-15.
