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DATE:   1/22/2004                        COMPTROLLER OF PUBLIC ACCOUNTS - PROPERTY TAX DIVISION                         PAGE:     12
TIME:     16:04                                      2003 PROPERTY VALUE STUDY                                          RPT: VAL7018
                                                   FIELD STUDIES CATEGORY WORKSHEET
                                                             170  Montgomery
                                                         170-904  Willis

CATEGORY A:  SINGLE-FAMILY RESIDENCES
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             LEGAL                  APPRAISAL ROLL            S       SALE          SALE            CAD          ADJ         IND
          DESCRIPTION               ACCOUNT NUMBER            C       DATE         PRICE         APPR VAL    SALE PRICE     RATIO
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  CAPE MALIBU, BK 9, LOT 13,14     3310-00-17200              C       4/02        460,000         395,490       465,474     .8497
  CORINTHIAN POINT 01, BK 3, LOT   3470-01-04900              C      11/02        131,500         122,530       131,500     .9318
  CORINTHIAN POINT 02, BK 11, LO   3470-02-17900              C       6/02        135,550         135,730       135,550    1.0013
  CORINTHIAN POINT 02, BK 18, LO   3470-02-26100              C       4/02         88,500          85,480        88,500     .9659
  CORINTHIAN POINT 03, BK 20, LO   3470-03-30500              C       8/02        251,000         230,250       251,000     .9173
  CORINTHIAN POINT 03, BK 20, LO   3470-03-31300              C       1/03        376,370         347,940       376,107     .9251
  DOMINION RIDGE 01, BK 1, LOT 2   4050-00-00200              C       8/02        300,000         298,000       301,890     .9871
  DOMINION RIDGE 01, BK 1, LOT 8   4050-00-00800              C       4/02        336,000         311,300       339,998     .9156
  DOMINION RIDGE 01, BK 1, LOT 9   4050-00-00900              C       4/02        260,000         260,000       263,094     .9882
  DOMINION RIDGE 01, BK 2, LOT 7   4050-00-01800              C       6/02        319,900         307,100       322,811     .9513
  FAR HILLS, LOT 11                5050-00-01100              C       5/02        535,000         476,360       540,617     .8811
  HARBOUR TOWN CLUB 01, BK 9, LO   5725-00-09100              C       1/03         70,000          71,550        70,000    1.0221
  HARBOUR TOWN CLUB 01, BK 12, L   5725-00-11600              C       6/02         85,000          85,000        85,000    1.0000
  HARBOUR TOWN CLUB 03, BK 1, LO   5725-03-00800              C      10/02         67,000          80,950        67,000    1.2082
  HARBOUR TOWN CLUB 04, BK 35, L   5725-04-02100              C       6/02         88,500         100,510        88,500    1.1357
  HARBOUR TOWN CLUB 05, BK 22, L   5725-05-03600              C       4/03        318,250         305,420       316,691     .9644
  LAKE CONROE HILLS 01, BK 1, LO   6595-00-00800              C       5/02         73,000          64,810        73,000     .8878
  LAKE CONROE HILLS 01, BK 2, LO   6595-00-05310              C       7/02        170,000         164,120       170,000     .9654
  LAKE CONROE HILLS 02, BK 2, LO   6595-02-00100              C       2/03        175,000         175,670       175,000    1.0038
  LAKESIDE PLACE, BK 1, LOT 7      6744-00-00700              C       1/02        295,000         281,750       299,749     .9400
  LAKESIDE PLACE, BK 1, LOT 9      6744-00-00900              C       7/02        285,950         258,530       288,152     .8972
  LAKEWOOD ON LAKE CONROE, LOT 1   6747-00-01200              C      12/02        319,500         297,670       319,724     .9310
  LONGMIRE ON LAKE CONROE 02, BK   6928-02-02100              C      12/02        195,000         194,630       195,000     .9981
  LONGMIRE ON LAKE CONROE 03, BK   6928-03-01400              C       5/02        390,000         376,620       394,095     .9557
  NORTH FOREST 05, LOT 7           7419-05-00700              C       2/02         60,000          59,460        60,000     .9910
  NORTHWOOD HEIGHTS, BK 1, LOT'    7450-00-00300              C      11/02         70,000          60,290        70,000     .8613
  OAK HILLS 01, BK 1, LOT 41,      7513-00-04100              C       4/03         44,500          39,050        44,500     .8775
  OAK VALLEY ADDITION, LOT 61 RE   7661-00-06200              C       6/02         49,500          48,450        49,500     .9788
  OAK VALLEY ADDITION LT 70 RES    7661-00-07100              C       8/02         33,000          33,400        33,000    1.0121
  OAKS OF WILLIS, BK 1, LOT 13,    7666-00-01300              C      12/02         56,000          56,230        56,000    1.0041
  PANORAMA-GREEN BRIAR 02, LOT 1   7720-02-13600              C       1/02         80,500          76,460        80,500     .9498
  PANORAMA-HIWON 01, LOT 61        7725-01-06100              C       2/02        144,900         138,260       144,900     .9542
  PANORAMA-HIWON 01, LOT 110       7725-01-11000              C       1/02        125,000         126,780       125,000    1.0142
  PANORAMA-HIWON 02, LOT 145,146   7725-02-14500              C       5/02        175,000         183,550       175,000    1.0489
  PARKSIDE OF PANORAMA 01, BK 2,   7734-01-02700              C       2/02        100,000         103,000       100,000    1.0300
  PANORAMA-QUAIL CREEK 01, LOT 2   7736-00-25200              C      12/02        129,500         119,180       129,500     .9203
  PANORAMA-QUAIL CREEK 01, LOT 3   7736-00-36100              C       4/02         93,500          96,210        93,500    1.0290
  PANORAMA-THUNDERBIRD, LOT 45     7740-00-04500              C      11/02         63,000          63,000        63,000    1.0000
  PANORAMA-THUNDERBIRD, LOT 86     7740-00-08600              C      10/02         85,000          83,000        85,000     .9765
  PANORAMA-THUNDERBIRD, LOT 131    7740-00-13100              C       7/02        119,900         120,050       119,900    1.0013
  PANORAMA-THUNDERBIRD, LOT 192    7740-00-19200              C       9/02        102,000         102,500       102,000    1.0049
  PANORAMA-WINGED FT 01, LOT 3     7745-01-00403              C       8/02        250,000         228,050       250,000     .9122
  PANORAMA-WINGED FT 01, LOT 19    7745-01-01900              C      11/02        181,500         178,350       181,500     .9826
  PANORAMA-WINGED FT 02, LOT 23,   7745-02-02300              C       4/02        172,500         169,270       172,500     .9813
  PELICAN BAY 01, LOT 17           7849-00-01700              C       8/02        280,000         281,450       281,764     .9989
  PELICAN BAY 02, LOT 7            7849-02-00700              C      10/02        225,000         222,040       225,000     .9868
  PELICAN BAY 02, LOT 38           7849-02-03800              C       6/02        145,500         145,500       145,500    1.0000

DATE: 1/22/2004 COMPTROLLER OF PUBLIC ACCOUNTS - PROPERTY TAX DIVISION PAGE: 13 TIME: 16:04 2003 PROPERTY VALUE STUDY RPT: VAL7018 FIELD STUDIES CATEGORY WORKSHEET 170 Montgomery 170-904 Willis CATEGORY A: SINGLE-FAMILY RESIDENCES ------------------------------------------------------------------------------------------------------------------------------------ LEGAL APPRAISAL ROLL S SALE SALE CAD ADJ IND DESCRIPTION ACCOUNT NUMBER C DATE PRICE APPR VAL SALE PRICE RATIO ------------------------------------------------------------------------------------------------------------------------------------ POINT AQUARIUS 01, BK 5, LOT 4 8090-01-09100 C 8/02 102,985 90,540 102,985 .8792 POINT AQUARIUS 01, BK 10, LOT 8090-01-18900 C 1/02 109,000 109,980 109,000 1.0090 POINT AQUARIUS 02, BK 2, LOT 5 8090-02-02100 C 4/02 174,000 169,171 174,000 .9722 POINT AQUARIUS 06, BK 2, LOT 1 8090-06-03500 C 5/02 142,400 143,280 142,400 1.0062 POINT AQUARIUS 06, BK 3, LOT 1 8090-06-06500 C 3/02 128,000 121,230 128,000 .9471 POINT AQUARIUS 06, BK 6, LOT 7 8090-06-15800 C 3/02 159,800 150,840 159,800 .9439 POINT AQUARIUS 07, BK 1, LOT 2 8090-07-00200 C 7/02 147,000 142,920 147,000 .9722 POINT AQUARIUS 07, BK 2, LOT 2 8090-07-03800 C 4/02 115,500 114,960 115,500 .9953 POINT AQUARIUS 07, BK 2, LOT 6 8090-07-08200 C 3/02 375,000 365,730 379,987 .9625 POINT AQUARIUS 07, BK 2, LOT 7 8090-07-09100 C 1/02 450,000 479,510 457,245 1.0487 SEVEN COVES 01, BK 2, LOT 8 8625-01-04800 C 12/02 154,000 144,210 154,000 .9364 SEVEN COVES 01, BK 5, LOT 41 8625-01-12100 C 10/02 159,000 155,180 159,000 .9760 SEVEN COVES 01, BK 6, LOT 4 8625-01-15600 C 12/02 148,000 142,310 148,000 .9616 SEVEN COVES 02, BK 5, LOT 128- 8625-02-18305 C 8/02 410,000 391,610 412,583 .9492 SEVEN COVES 04, BK 10, LOT 34 8625-04-01400 C 7/02 108,000 103,670 108,000 .9599 SEVEN COVES 06, BK 12, LOT 53 8625-06-01200 C 8/02 99,000 88,560 99,000 .8945 TRES, LOT RES C PARCEL 2, RES 9286-00-02102 C 3/02 495,000 459,800 501,583 .9167 WALNUT COVE 01, BK 7, LOT 101, 9462-01-41400 C 2/02 22,000 29,990 22,000 1.3632 WHITE OAK HILLS 01, BK 1, LOT 9522-00-01100 C 11/02 52,000 51,580 52,000 .9919 66 SALES STRATIFIED WEIGHTED MEAN RATIO: .9719 CATEGORY B: MULTIFAMILY RESIDENCES INSUFFICIENT SALES OR APPRAISALS IN SAMPLE; STAFF ASSIGNED LOCAL VALUE. CATEGORY C: VACANT LOTS/TRACTS ------------------------------------------------------------------------------------------------------------------------------------ LEGAL APPRAISAL ROLL S SALE SALE CAD ADJ IND DESCRIPTION ACCOUNT NUMBER C DATE PRICE APPR VAL SALE PRICE RATIO ------------------------------------------------------------------------------------------------------------------------------------ A0007 COLLARD E, TRACT 6 THOMP 0007-08-00600 C 1/03 41,000 39,960 41,000 .9746 A0007 COLLARD E, TRACT 8 THOMP 0007-08-00800 C 10/02 42,000 36,050 42,000 .8583 A0025 LINDLEY JOSEPH, TRACT 36 0025-01-03625 C 1/02 40,000 39,990 40,000 .9998 BRIDGEPOINT 01, BK 1, LOT 48 2685-01-04800 C 6/02 48,500 43,910 48,500 .9054 BRIDGEPOINT 01, BK 1, LOT 51 2685-01-05100 C 4/03 84,000 76,490 84,000 .9106 CORINTHIAN POINT 01, BK 8, LOT 3470-01-12400 C 12/02 80,000 80,680 80,000 1.0085 ESTATES OF POINT AQUARIUS, LOT 4555-00-01800 C 7/02 50,000 49,670 50,000 .9934 ESTATES OF POINT AQUARIUS, LOT 4555-00-02300 C 1/03 46,000 60,650 46,000 1.3185 KLEIMANN ESTATES 01, LOT 39, A 6436-01-03900 C 4/02 16,000 16,000 16,000 1.0000 KLEIMANN ESTATES 01, LOT 51, A 6436-01-05100 C 9/02 25,000 23,740 25,000 .9496 LAKE CONROE HILLS 01, BK 2, LO 6595-00-07900 C 5/02 30,000 35,830 30,000 1.1943 LAKE CONROE HILLS 01, BK 4, LO 6595-00-16000 C 10/02 4,900 4,990 4,900 1.0184 LAKE CONROE HILLS 01, RES B, T 6595-00-33306 C 5/02 41,887 41,870 41,887 .9996

DATE: 1/22/2004 COMPTROLLER OF PUBLIC ACCOUNTS - PROPERTY TAX DIVISION PAGE: 14 TIME: 16:04 2003 PROPERTY VALUE STUDY RPT: VAL7018 FIELD STUDIES CATEGORY WORKSHEET 170 Montgomery 170-904 Willis CATEGORY C: VACANT LOTS/TRACTS ------------------------------------------------------------------------------------------------------------------------------------ LEGAL APPRAISAL ROLL S SALE SALE CAD ADJ IND DESCRIPTION ACCOUNT NUMBER C DATE PRICE APPR VAL SALE PRICE RATIO ------------------------------------------------------------------------------------------------------------------------------------ LAKE CONROE HILLS 01, RES B TR 6595-00-33310 C 5/02 22,350 22,270 22,350 .9964 LAKE CONROE HILLS 02, BK 18, L 6595-02-46400 C 3/03 25,000 30,310 25,000 1.2124 LAKE LOUISE, BK 7, LOT 36-39 6690-00-63600 C 3/02 6,000 6,000 6,000 1.0000 LAKE PAULA ESTATES, RES B, ACR 6705-00-00900 C 3/03 80,000 79,980 80,000 .9998 LONGMIRE ON LAKE CONROE 01, BK 6928-00-01000 C 6/02 145,000 140,000 145,000 .9655 LONGMIRE ON LAKE CONROE 02, BK 6928-02-01100 C 4/02 85,000 71,870 85,000 .8455 LONGMIRE ON LAKE CONROE 03, BK 6928-03-01200 C 6/02 115,000 114,010 115,000 .9914 LONGMIRE ON LAKE CONROE 03, BK 6928-03-01700 C 11/02 130,000 132,460 130,000 1.0189 LONGMIRE ON LAKE CONROE 03, BK 6928-03-03800 C 1/02 127,000 135,930 127,000 1.0703 POINT AQUARIUS 03, BK 1, LOT 6 8090-03-00600 C 2/03 9,500 9,700 9,500 1.0211 POINT AQUARIUS 03, BK 6, LOT 2 8090-03-09700 C 3/03 9,400 9,590 9,400 1.0202 POINT AQUARIUS 06, BK 4, LOT 9 8090-06-10000 C 10/02 5,600 8,790 5,600 1.5696 POINT AQUARIUS 06, BK 6, LOT 3 8090-06-15400 C 10/02 7,000 8,550 7,000 1.2214 POINT AQUARIUS 07, BK 3, LOT 1 8090-07-10900 C 4/03 16,500 30,000 16,500 1.8182 POINT AQUARIUS 07, BK 3, LOT 2 8090-07-12300 C 9/02 15,000 14,000 15,000 .9333 POINT AQUARIUS 08, BK 1, LOT 4 8090-08-00400 C 5/02 3,750 7,500 3,750 2.0000 ROYAL FOREST 02, LOT 1072 8470-02-07300 C 10/02 3,000 2,880 3,000 .9600 ROYAL FOREST 02, LOT 1193 8470-02-19500 C 9/02 3,000 3,020 3,000 1.0067 ROYAL FOREST 02, LOT 1276 8470-02-27800 C 10/02 3,000 3,170 3,000 1.0567 SEVEN COVES 01, BK 6, LOT 36 8625-01-18800 C 2/03 14,000 13,350 14,000 .9536 TIMBER LINE ESTATES 01, BK 1, 9219-00-00300 C 1/03 18,000 17,980 18,000 .9989 TIMBER LINE ESTATES 01, BK 2, 9219-00-01800 C 12/02 40,000 40,000 40,000 1.0000 TEASWOOD (THE RESERVE), BK 2, 9227-00-08400 C 2/02 50,000 60,100 50,000 1.2020 36 SALES CATEGORY C: VACANT LOTS/TRACTS ------------------------------------------------------------------------------------------------------------------------------------ LEGAL APPRAISAL ROLL CAD TOTAL IND DESCRIPTION ACCOUNT NUMBER APPR VAL APPR VAL RATIO ------------------------------------------------------------------------------------------------------------------------------------ WILLIS R143680 121,270 120,000 1.0100 LONGMIRE AT R282711 99,500 95,000 1.0500 WILLIS LONG R286317 111,090 112,000 .9900 3 APPRAISALS STRATIFIED WEIGHTED MEAN RATIO: 1.0480 CATEGORY D: RURAL REAL ------------------------------------------------------------------------------------------------------------------------------------ LEGAL APPRAISAL ROLL CAD TOTAL IND DESCRIPTION ACCOUNT NUMBER APPR VAL APPR VAL RATIO ------------------------------------------------------------------------------------------------------------------------------------

DATE: 1/22/2004 COMPTROLLER OF PUBLIC ACCOUNTS - PROPERTY TAX DIVISION PAGE: 15 TIME: 16:04 2003 PROPERTY VALUE STUDY RPT: VAL7018 FIELD STUDIES CATEGORY WORKSHEET 170 Montgomery 170-904 Willis CATEGORY D: RURAL REAL ------------------------------------------------------------------------------------------------------------------------------------ LEGAL APPRAISAL ROLL CAD TOTAL IND DESCRIPTION ACCOUNT NUMBER APPR VAL APPR VAL RATIO ------------------------------------------------------------------------------------------------------------------------------------ A-1184 JACKSON TJ, TR 238A-2 R241158 30,830 32,415 .9500 TILLONS RANSOM, TR 1-A R243175 24,440 22,405 1.0900 A-15 DE LA GARZA, TR 1,2 R32392 187,730 183,973 1.0200 A-15 DE LA GARZA, BK 3 LT 4 R32756 105,720 134,770 .7800 A-26 MARTIN N, TR 17 R33715 48,810 50,841 .9600 A-130 CROUCH, J, TR 10 R39564 25,910 24,060 1.0800 A-185 DAVIS N, TR 1-F R40597 21,000 19,600 1.0700 WILLIS DE R41215 131,100 129,000 1.0200 A-436 QUINBY, D, TR 15,16,18,2 R50921 73,390 76,342 .9600 CRYSTAL SPRINGS 1, LT RES A R81614 45,680 48,105 .9500 10 APPRAISALS STRATIFIED WEIGHTED MEAN RATIO: .9627 CATEGORY F: COMMERCIAL REAL ------------------------------------------------------------------------------------------------------------------------------------ LEGAL APPRAISAL ROLL S SALE SALE CAD ADJ IND DESCRIPTION ACCOUNT NUMBER C DATE PRICE APPR VALUE SALE PRICE RATIO ------------------------------------------------------------------------------------------------------------------------------------ A0314 LYNCH CALVIN, TRACT 1, 3 0314-00-00125 C 12/02 1,450,000 1,377,500 1,450,000 .9500 WILLIS TOWN OF, BK 11, LOT 3 N 9570-00-17200 C 4/02 66,000 65,590 66,000 .9938 2 SALES CATEGORY F: COMMERCIAL REAL ------------------------------------------------------------------------------------------------------------------------------------ LEGAL APPRAISAL ROLL LOC ADD CAD TOTAL IND DESCRIPTION ACCOUNT NUMBER BCM MOD OBS APPR VALUE APPR VALUE RATIO ------------------------------------------------------------------------------------------------------------------------------------ TEXAS NAT'L CNTRY CB HMS GOLF R167312 .00 1.00 .00 1,285,050 1,642,927 .7800 WILLIS TOWN OF BLK 28 LT 4-7 R185689 .00 1.00 .00 264,950 291,989 .9100 WILLIS TOWN OF BK 39, LT 1-4 R185729 .00 1.00 .00 89,350 96,173 .9300 WOODCREEK VALLEY 1 RES J-1 R186824 .00 1.00 .00 61,810 60,401 1.0200 CONROE OUTLET CTR, LT B,C R216596 .00 1.00 .00 1,430,980 1,738,366 .8200 A-313 LONIS GEO W W, TR 29,29- R220682 .00 1.00 .00 640,240 569,035 1.1300 CONROE OUTLET CTR PH II RES A R229653 .00 1.00 .00 6,225,697 5,444,446 1.1400 CONROE O/L CTR PH II R229654 .00 1.00 .00 11,562,000 10,350,680 1.1200 A-12 CUDE TIMOTHY, TR 64B,64C, R232616 .00 1.00 .00 1,334,930 1,180,312 1.1300 A-12 CUDE TIMOTHY, TR 21 R240201 .00 1.00 .00 150,460 151,514 .9900 HILLTOP VLG, RES A-1 R248638 .00 1.00 .00 352,980 372,701 .9500 PINEY SHORES RESORT 3, LT 31 R250883 .00 1.00 .00 352,890 365,914 .9600 LEAGUE LINE DEV, RES A R251225 .00 1.00 .00 1,385,170 1,338,047 1.0400

DATE: 1/22/2004 COMPTROLLER OF PUBLIC ACCOUNTS - PROPERTY TAX DIVISION PAGE: 16 TIME: 16:04 2003 PROPERTY VALUE STUDY RPT: VAL7018 FIELD STUDIES CATEGORY WORKSHEET 170 Montgomery 170-904 Willis CATEGORY F: COMMERCIAL REAL ------------------------------------------------------------------------------------------------------------------------------------ LEGAL APPRAISAL ROLL LOC ADD CAD TOTAL IND DESCRIPTION ACCOUNT NUMBER BCM MOD OBS APPR VALUE APPR VALUE RATIO ------------------------------------------------------------------------------------------------------------------------------------ A-7 COLLARD E, TR 68-A R31107 .00 1.00 .00 261,000 280,439 .9300 A-12 CUDE TIMOTHY, TR 41,42,64 R32038 .00 1.00 .00 823,750 831,423 .9900 A-190 EDWARDS J, TR 67 R41002 .00 1.00 .00 487,620 488,894 1.0000 A-198 ELKINS JAMES, TR 12-A R41515 .00 1.00 .00 848,400 891,053 .9500 HENDERSON FK, TR 12 R42819 .00 1.00 .00 321,880 353,383 .9100 A-248 HENDERSON FK, TR 20-A R42831 .00 1.00 .00 378,940 347,080 1.0900 A-248 HENDERSON FK, TR 21-A R42874 .00 1.00 .00 83,330 79,126 1.0500 A-262 HULON, WM, TR 27 R43656 .00 1.00 .00 2,169,950 1,937,560 1.1200 A-313 LONIS GEO W, TR 53A R45864 .00 1.00 .00 434,040 436,835 .9900 22 APPRAISALS STRATIFIED WEIGHTED MEAN RATIO WITH EXCEPTIONS: .9960 CATEGORY L: COMMERCIAL PERSONAL ------------------------------------------------------------------------------------------------------------------------------------ LEGAL APPRAISAL ROLL CAD APPR IND DESCRIPTION ACCOUNT NUMBER VALUE VALUE RATIO ------------------------------------------------------------------------------------------------------------------------------------ THE WILLIAM CARTER CO P221547 121,889 123,503 .9900 NIKE FACTORY STORE #54 P221558 816,522 831,745 .9800 ROYAL DOULTON P221562 143,450 148,407 .9700 SOCKS GALORE & MORE #94 P221563 49,394 49,870 .9900 SCHMIDT TOOL & MFG P23180 548,501 524,706 1.0500 PINEY SHORES RESORT P23254 1,134,697 1,142,509 .9900 MIKASA FACTORY STORE P234189 178,889 186,021 .9600 DRESS BARN OUTLET #2417 P234285 237,848 253,055 .9400 SADLER CLINIC P23509 93,947 97,595 .9600 FORD MOTOR CREDIT CO P244866 223,661 319,924 .7000 MUELLER SUPPLY CO P248435 825,794 825,794 1.0000 TRUTURN MACHINING SVCS P249462 236,997 225,221 1.0500 R&M ENERGY P253128 13,501,679 13,501,679 1.0000 ALL STAR SUPPLY CO P253181 51,972 56,023 .9300 FACTORY BRAND SHOES P257338 262,942 266,274 .9900 GE CAPITAL CORP P259348 3,239,245 3,295,353 .9800 SPECTRASITE COMM P275798 72,689 72,351 1.0000 MOST STORE LLC P277698 233,105 245,883 .9500 DOLLAR GENERAL STORE #7055 P281647 274,008 227,764 1.2000 CITICORP P301882 54,871 51,466 1.0700 MUELLER SUPPLY CO R269970 2,444,260 2,444,260 1.0000 21 APPRAISALS

DATE: 1/22/2004 COMPTROLLER OF PUBLIC ACCOUNTS - PROPERTY TAX DIVISION PAGE: 17 TIME: 16:04 2003 PROPERTY VALUE STUDY RPT: VAL7018 FIELD STUDIES CATEGORY WORKSHEET 170 Montgomery 170-904 Willis STRATIFIED WEIGHTED MEAN RATIO WITH EXCEPTIONS: .9838