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The petitioner presented five comparable sales. The petitioner testified that in their opinion, Sale 3 was most similar to the subject due to size. (It is note that Sale 3 was also used by the PA. Sale 2 was the June 2024 sale of an oceanfront patio home in Sea Forest Court. It's located on a 0.36 acre lot with 57 FF on the ocean. Because this property sold in mid -2024 it was excluded, by the Special Magistrate, from the comparable sales analysis.) The remaining comparable sold between $2,985,000 to $11,000,000 or from $709 SF to a high of $1,286 SF. The comparables ranged in size from 2,322 SF to 11,581 SF. The comparable sales were adjusted for the difference in building size, ocean frontage and bathroom count. A 15% cost of sale deduction was also made. (It was based on the recorded sale price not the adjusted sale price or the preliminary value indication.) The adjustments were based on $100 SF for the difference in living area, $5,000 FF for the difference in ocean frontage and $50,000 per full bathroom for the difference in the bathroom count. (It is noted that the living area square footage adjustment and the front footage adjustment were considered to be substantially under the contributory value of each. No adjustment was applied for the difference in effective age.) After adjustments, the petitioner's comparable sales (including Sale 2 and deducting the COS from the recorded sale price of the comparables) indicated -a just value range from $2,767,850 to $7,302,800 or between $518 SF to $1,192 SF with an average of $799 SF. (The average of the comparable sales was not shown but was $4,044,910.) The petitioner applied the average sale price of $799 SF (in the petitioner's analysis that including Sale 2) to the 4,409 SF of living area to arrive at a just value for the subject of $3,525,000. (Remodeling the petitioner's grid, excluding Sale 2 and deducting the COS from the adjusted sale price of the comparables, indicated a just value range from $2,731,645 to $7,609,880 or between $531 SF to $1,176 SF. The average of the comparable sales was $4,583,434 or $788 SF (again excluding Sale 2). Appling the average sale price of the comparables of $788 SF, a just value of $3,475,176 is indicated. Below is a summary of the petitioner's 4 comparables. The adjustments and just value indications vary slightly from the petitioner's chart due to deducting the COS from the adjusted sale price of the comparables and rounding adjustments.) 2024-162 Page 4 -78- Page 5 of 8