2025 RURAL LAND ECF.pdf
Peyton M Picard, Petitioner V Township Of Kasson, Respondent · 25-003512-TT
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2025 KASSON RURAL & AG ECF: 1.082 Parcel Number Street Address Sale Date Sale Price Instr. Terms of SaleInf. Adj. Sale $Asd. when SolAsd/Adj. SaleCur. Appraisal 007-001-004-00 8242 S SULLIVAN 06/24/22 $280,000 WD 3-ARM'S LENGT $280,000 $76,800 27.43 $230,581 007-001-004-00 8242 S SULLIVAN 10/06/23 $335,000 WD 3-ARM'S LENGT $335,000 $102,000 30.45 $230,581 007-001-007-10 8366 S SULLIVAN 11/04/22 $465,000 WD 3-ARM'S LENGT $465,000 $156,000 33.55 $433,527 007-002-009-00 8335 S MAPLE CITY 07/14/22 $265,000 PTA 3-ARM'S LENGT $265,000 $89,600 33.81 $333,264 007-002-033-00 74 E WESTERN 05/05/23 $260,000 PTA 3-ARM'S LENGT $260,000 $116,300 44.73 $232,733 007-002-034-00 E WESTERN 05/05/23 $260,000 PTA 3-ARM'S LENGT $260,000 $116,300 44.73 $232,733 007-002-036-00 75 E MILL 07/01/22 $249,000 WD 3-ARM'S LENGT $249,000 $41,500 16.67 $239,520 007-003-006-10 8040 S TREECE 10/24/22 $320,000 WD 3-ARM'S LENGT $320,000 $106,400 33.25 $394,845 007-003-054-10 8816 S MAPLE CITY 09/30/22 $340,000 WD 3-ARM'S LENGT $340,000 $121,700 35.79 $349,019 007-004-003-16 8399 S COLD SPRING 09/15/22 $985,000 WD 3-ARM'S LENGT $985,000 $440,600 44.73 $1,098,670 007-004-009-11 1743 W BURDICKVILLE 07/27/22 $383,000 WD 3-ARM'S LENGT $383,000 $91,400 23.86 $258,387 007-005-005-33 2617 W HIDDEN BIRCH 07/08/22 $682,000 WD 3-ARM'S LENGT $682,000 $147,200 21.58 $529,014 007-005-005-33 2617 W HIDDEN BIRCH 10/02/23 $680,000 PTA 3-ARM'S LENGT $680,000 $261,000 38.38 $529,014 007-007-026-20 3750 W GLEN LAKE HIGHLANDS 05/16/22 $1,100,000 PTA 3-ARM'S LENGT $1,100,000 $332,700 30.25 $1,000,675 007-010-018-70 359 W VALLEY 09/25/23 $875,000 WD 3-ARM'S LENGT $875,000 $231,000 26.40 $752,892 007-011-013-30 58 E VALLEY 10/06/23 $605,000 WD 3-ARM'S LENGT $605,000 $224,700 37.14 $558,795 007-015-004-30 10388 S MAPLE CITY 12/15/23 $355,000 WD 3-ARM'S LENGT $355,000 $130,000 36.62 $319,963 007-017-001-10 10146 S COLEMAN 09/19/22 $270,000 WD 3-ARM'S LENGT $270,000 $108,900 40.33 $231,601 007-019-004-80 11007 S ROLLING MEADOWS 06/01/22 $840,000 WD 3-ARM'S LENGT $840,000 $359,200 42.76 $873,454 007-019-008-10 3550 W EMPIRE 06/21/22 $379,000 WD 3-ARM'S LENGT $379,000 $101,300 26.73 $302,879 007-024-003-10 11151 S BRIGHT 09/18/23 $415,000 WD 3-ARM'S LENGT $415,000 $171,600 41.35 $413,894 007-024-003-30 11259 S BRIGHT 10/28/22 $285,000 PTA 3-ARM'S LENGT $285,000 $80,800 28.35 $360,342 007-029-013-10 12804 S COLEMAN 08/18/22 $675,000 WD 3-ARM'S LENGT $675,000 $237,700 35.21 $695,164 007-032-001-15 2241 W ARMSTRONG 02/15/23 $640,000 WD 3-ARM'S LENGT $640,000 $312,000 48.75 $592,371 007-032-007-30 13450 S COLEMAN 01/19/24 $500,000 WD 3-ARM'S LENGT $500,000 $182,500 36.50 $446,012 007-033-004-00 1677 W TRAVERSE 09/29/22 $419,000 PTA 3-ARM'S LENGT $419,000 $155,800 37.18 $461,481 007-034-009-70 394 W BEECH BARK 05/17/23 $930,000 PTA 3-ARM'S LENGT $930,000 $436,700 46.96 $905,508 007-500-001-00 13033 S MARTIN 04/07/23 $668,093 PTA 3-ARM'S LENGT $668,093 $87,200 13.05 $586,310 007-500-014-00 13447 S MARTIN 07/14/23 $587,500 WD 3-ARM'S LENGT $587,500 $106,000 18.04 $461,886 Totals: $15,047,593 $15,047,593 $5,124,900 $14,055,115 Sale. Ratio => 34.06 Std. Dev. => 9.29 SEE ATTACHED BSA ANALYSIS FOR BARNS & OTHER AG BUILDINGS/MOBIL HOMES: ECF FOR AG BUILDINGS .929 ECF FOR MOBIL HOMES 1.763
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Land + YardBldg. Residual Cost Man. $ E.C.F. Floor Area $/Sq.Ft. ECF Area ev. by Mean (% STYLE Land Valueer Parcels in LAND TBL CLASS $41,826 $238,174 $190,469 1.250 1,400 $170.12 R 13.2001 RANCH $39,000 RESIDENTIAL 401 $41,826 $293,174 $190,469 1.539 1,400 $209.41 R 42.0761 RANCH $39,000 RESIDENTIAL 401 $134,459 $330,541 $301,784 1.095 1,434 $230.50 R 2.3169 RANCH $122,400 RESIDENTIAL 401 $67,752 $197,248 $267,923 0.736 1,920 $102.73 R 38.2248 RANCH $65,100 RESIDENTIAL 401 $82,227 $177,773 $141,586 1.256 1,020 $174.29 R 13.7124 RANCH $80,000 007-002-034-00 RESIDENTIAL 401 $82,227 $177,773 $141,586 1.256 1,020 $174.29 R 13.7124 RANCH $80,000 007-002-033-00 RESIDENTIAL 401 $65,597 $183,403 $175,503 1.045 1,448 $126.66 R 7.3442 CHALET $65,100 RESIDENTIAL 401 $72,752 $247,248 $325,018 0.761 2,132 $115.97 R 35.7738 SPLIT LEVEL $65,100 RESIDENTIAL 401 $82,592 $257,408 $268,847 0.957 2,358 $109.16 R 16.1006 SPLIT LEVEL $65,100 RESIDENTIAL 401 $214,505 $770,495 $905,104 0.851 2,012 $382.95 R 26.7181 RANCH $153,000 RESIDENTIAL 401 $75,338 $307,662 $185,127 1.662 1,422 $216.36 R 54.3442 FARMHOUSE $65,100 RESIDENTIAL 401 $93,252 $588,748 $439,719 1.339 1,550 $379.84 R 22.0459 CRAFTSMAN $88,500 RESIDENTIAL 401 $93,252 $586,748 $439,719 1.334 1,550 $378.55 R 21.5910 CRAFTSMAN $88,500 RESIDENTIAL 401 $237,144 $862,856 $770,465 1.120 3,847 $224.29 R 0.1457 CAPE COD $214,001 RESIDENTIAL 401 $115,001 $759,999 $643,684 1.181 2,191 $346.87 R 6.2243 CRAFTSMAN $84,600 RESIDENTIAL 401 $163,940 $441,060 $398,441 1.107 1,715 $257.18 R 1.1494 RANCH $153,000 RESIDENTIAL 401 $65,100 $289,900 $258,971 1.119 1,152 $251.65 R 0.0972 FARMHOUSE $65,100 RESIDENTIAL 401 $78,095 $191,905 $154,900 1.239 1,425 $134.67 R 12.0437 RANCH $65,100 RESIDENTIAL 401 $133,395 $706,605 $746,780 0.946 2,718 $259.97 R 17.2256 CRAFTSMAN $114,500 RESIDENTIAL 401 $95,486 $283,514 $209,276 1.355 1,224 $231.63 R 23.6276 CHALET $88,500 RESIDENTIAL 401 $179,392 $235,608 $236,632 0.996 2,464 $95.62 R 12.2785 SPLIT LEVEL $174,420 RESIDENTIAL 401 $65,100 $219,900 $297,923 0.738 2,880 $76.35 R 38.0349 CONTEMPORARY $65,100 RESIDENTIAL 401 $162,752 $512,248 $537,247 0.953 2,870 $178.48 R 16.4991 LOG $153,306 RESIDENTIAL 401 $89,377 $550,623 $507,562 1.085 2,100 $262.20 R 3.3620 TIMBER FRAME $88,500 RESIDENTIAL 401 $188,582 $311,418 $261,139 1.193 1,850 $168.33 R 7.4077 CAPE COD $184,184 RESIDENTIAL 401 $113,778 $305,222 $350,861 0.870 2,040 $149.62 R 24.8535 CHALET $88,500 RESIDENTIAL 401 $228,055 $701,945 $683,605 1.027 2,216 $316.76 R 9.1631 RANCH $212,045 RESIDENTIAL 401 $35,702 $632,391 $555,609 1.138 2,760 $229.13 R 1.9737 FARMHOUSE $26,000 RESIDENTIAL 401 $41,169 $546,331 $424,538 1.287 1,758 $310.77 R 16.8425 RANCH $26,000 RESIDENTIAL 401 $11,907,920 $11,010,489 $216.01 3.6952 E.C.F. => 1.082 Std. Deviation=> 0.223324218 Ave. E.C.F. => 1.118 Ave. Variance=> 17.1755 oefficient of Var= 15.35638268
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KASSON TOWNSHIP 2025 LAND AND ECF STUDY KASSON 2025 VACANT ACREAGE SALES ANALYSIS: RESIDENTIAL RATE TABLES Parcel Number Street Address Sale Date Sale Price Instr. NOTATIONS: SALE PRICE: 10 ACRE RANGE: 15,300 003-023-008-20 S MAPLE CITY RD 05/16/23 $165,000 QC WOODED/CREEK $165,000 003-020-004-00 S WHEELER RD 09/29/22 $153,000 PTA WOODED/ROLLING $153,000 003-020-004-05 S WHEELER RD 09/29/22 $155,000 PTA WOODED/ROLLING $155,000 003-020-004-30 S WHEELER RD 09/30/22 $134,030 PTA WOODED/ROLLING $134,030 003-032-002-40 W TRUMBULL RD 10/17/22 $150,000 PTA WOODED/ROLLING $150,000 003-022-006-60 W HLAVKA RD 10/25/23 $149,900 PTA WOODED/ROLLING/EASEMENT ACCESS $149,900 007-032-001-10 S COLEMAN RD 05/13/22 $135,000 PTA WOODED/LEVEL/HIGH $135,000 007-020-002-20 W BAATZ RD 11/30/22 $150,000 PTA PART WOODED/HIGH/LEVEL $150,000 007-020-002-30 W BAATZ RD 11/30/22 $150,000 PTA PART WOODED/HIGH/LEVEL $150,000 15 ACRE RANGE: 13,100 (INTERPOLATED) 20 ACRE RANGE: 11,000 NOTATIONS: SALE PRICE: 007-011-007-20 122 E STONY RIDGE RD 07/05/22 $255,000 PTA OPEN FIELD/SOME WOODS/HIGH $255,000 007-019-002-10 W BAATZ RD 03/31/23 $187,000 PTA 50%WOODS/50%OPEN/HIGH/LEVEL $187,000 007-026-011-20 S MAPLE CITY RD 01/03/23 $229,900 WD MOSTLY WOODED/HIGH/LEVEL $229,900 003-025-006-10 S LIME LAKE RD 10/18/23 $195,000 PTA WOODED/ROLLING/CONTIGUOUS $195,000 002-030-003-20 6262 S TOWNLINE RD 08/05/22 $275,000 PTA OPEN FIELD/SOME WOODS/HIGH $275,000 40 ACRE RANGE: 9,700 NOTATIONS: SALE PRICE: 003-022-012-00 S MAPLE CITY RD 10/21/22 $250,000 PTA WOODED/ROLLING/CONTIGUOUS $250,000 003-021-004-00 S BOHEMIAN RD 08/24/23 $375,000 PTA WOODED/ROLLING $375,000 009-001-004-25 7398 E ALPERS RD 09/29/22 $490,000 PTA AG/CROP $490,000 009-024-002-10 N EAGLE HWY 08/12/22 $800,000 PTA 38 ACRESROLLING/WOODS/CONTIGUOUS AG $800,000 009-024-014-00 N EAGLE HWY 08/12/22 PTA 35 ACRES PARTIAL ORCHARD/WOODS/HIGH 80+ ACRE RANGE: 9,000 NOTATIONS: SALE PRICE: 002-005-002-00 E OVERBY RD 08/09/23 $950,000 PTA WDED/ROLLING/HIGH/ACCESS FROM LELAND PARCEL $950,000 009-032-006-10 E OVERBY RD 2 ACRES & OLD SHED LELAND SIDE OF OVERBY 009-026-026-40 E LINGAUR RD 11/03/21 $520,000 WD 71 ACRES HIGH; LEVEL; OLD ORCHARD $520,000 009-024-002-10 N EAGLE HWY 08/12/22 PTA HIGH;ROLLING;WOODS 009-024-014-00 N EAGLE HWY 08/12/22 $800,000 PTA HIGH; LEVEL; OLD ORCHARD $800,000 SWAMP/LOW/WETLANDS ACREAGE: 1400 PER ACRE RES 007-012-011-00 E VALLEY RD 09/09/21 $55,000 WD LOW; SWAMP $55,000
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LAND RESIDUAL: NET ACRES: $ PER ACRE: CLASS: $165,000 8.00 $20,625 RESIDENTIAL $153,000 10.00 $15,300 RESIDENTIAL $155,000 10.00 $15,500 RESIDENTIAL $134,030 10.00 $13,403 RESIDENTIAL $150,000 11.32 $13,251 RESIDENTIAL $149,900 10.00 $14,990 RESIDENTIAL $135,000 9.00 $15,000 RESIDENTIAL $150,000 10.00 $15,000 RESIDENTIAL $150,000 10.00 $15,000 RESIDENTIAL $15,341 LAND RESIDUAL NET ACRES: $ PER ACRE: CLASS: $255,000 20.00 $12,750 RESIDENTIAL $187,000 19.39 $9,644 RESIDENTIAL $229,900 25.00 $9,196 RESIDENTIAL $195,000 21.25 $9,176 RESIDENTIAL $275,000 20.00 $13,750 RESIDENTIAL $10,903 LAND RESIDUAL NET ACRES: $ PER ACRE: $250,000 40.00 $6,250 RESIDENTIAL $375,000 40.00 $9,375 RESIDENTIAL $490,000 40.00 $12,250 AGRICULTURAL $800,000 74.00 $10,810 AGRICULTURAL $9,671 LAND RESIDUAL NET ACRES: $ PER ACRE: $950,000 69.00 $13,786 RESIDENTIAL/DISTANT LK MI VIEWS $520,000 71.50 $7,273 AGRICULTURAL AGRICULTURAL $800,000 73.00 $10,950 AGRICULTURAL $9,112 $55,000 40 ACRES 1,375.00