Anoka County assessor explains annual revaluation; East Bethel board approves 10‑day parcel value corrections

Anoka County Assessor Alex Guggenberger told the East Bethel Board of Appeals and Equalization on April 28, 2025, that the county is “statutorily required to revalue all parcels every single year” and described how the office sets values, notifies owners and handles appeals.

Guggenberger gave a brief presentation on the 2025 assessment process, saying “our value is set as of January 2 each year,” described the county’s use of a 21‑month trend and a 12‑month sales study to predict market conditions, and explained the county’s target median sales ratio range (about 90–95 percent). He told the board that after adjustments this year East Bethel’s median sales ratio was 93.8 percent and that the county had 103 qualified residential sales in the city for the analysis.

The presentation covered how parcels are categorized (residential, commercial, apartments, agricultural), the county’s plan to inspect all East Bethel parcels over a three‑year period as part of the newly resumed contract with the city, and the notice process: residents receive mailed value notices in mid‑March, which starts the informal appeal period. Guggenberger warned that if property owners do not appeal at a local board meeting they generally lose subsequent local appeal options and that the only remaining remedy after local and county appeals is a tax court filing; he said the tax court appeal deadline is April 30 in the year taxes become payable.

After the presentation Guggenberger read a set of required 10‑day value changes that had been handled with property owners in the 10 days before the meeting and must be recorded in the minutes to preserve owners’ appeal rights. The board moved to approve those recent changes and readings and the motion carried with voices of assent recorded as “Aye” and no opposition voiced in the transcript.

The parcel adjustments read into the record were: - Curtis and Diane Strandland, parcel 283423340004: original total value $352,400; revised total value $406,300 (increase reflecting moving an outbuilding value to that parcel). The Strandlands’ other parcel, 283423420005, had an original value of $1,256,600 and a revised value of $1,241,300 (decrease reflecting the same reallocation of building value). - Spirit Master Funding (movie theater parcel), parcel 323323240017: original value $2,225,600; revised value $1,630,800 (revaluation to reflect local market for movie theaters). - Paul Stone, parcels 0733234300050006 and 0733234300050007: recommended no change; the assessor noted Mr. Stone had contacted the office and the reading into the minutes preserves his right to work with staff before the county board.

A council member asked how the county handles field inspections, and Guggenberger said staff sends an 8.5x11 letter two to three weeks before going into the field that describes county vehicles and badges; appraisers are required to knock on doors, leave a notice if no one answers, take a photograph and attempt an exterior inspection. Owners may deny access; Guggenberger said the office will instead rely on aerial or street imagery or observations from the public right‑of‑way in those cases and that owners who deny access lose the ability to obtain a value adjustment at that local meeting unless they allow an inspection. He also said the county tracks denials of access and can report counts later if the council wants.

Council members asked about differences between a local board of appeal and an “open book” city process. Guggenberger explained the distinction: in an open book city the county holds a May open book meeting and appeals are not heard at a local board meeting; residents may still attend a county open book session and the county’s June county board of appeal and equalization remains available. He said the choice to hold a local board or to be an open book city is up to the city council and noted that cities that lose a trained local board member can temporarily revert to open book status until they file a resolution to reinstate the local board.

The board closed the public hearing portion after no members of the public came forward, then approved the assessor’s listed 10‑day changes and readings. The meeting ended after a motion and second to adjourn.