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The Appraiser Special Magistrate(SM)conducted a hearing that occurred on Nov 14,2024 for the correctness of the 2024 Just/Market Value of 2305 86 Ave SW(33-38-35-00001-0140-00001.0) in Vero Beach.At the hearing were the Special Magistrate,clerk(Terri),representatives from Indian River County Property Appraisers Office(PAO)and Edward Kuvlesky/Best Choice Properties 2 LLC the petitioner(PET). Both parties presented evidence in support of their opinions for the subject value The PAO evidence consisted of a cover page, information/evidence request letter, evidence exchange 12D-9.020 document, methodology and consideration page, 193.011 Factors to consider document, email from PET,subject property card,aerial/interior subject photos,comparable grid,map of subject and comparables,property cards and aerial photos of the comparables.A 15%cos(cost of sale) adjustment was considered. The PET evidence consisted of an email with VAB,land survey,floorplan pages,construction cost pages (typed budgets,invoices,quotes,receipts etc). All documents were admissible, and all evidence was admitted into evidence without objection. Upon examination of the evidence submitted,the subject is a 17.2 acre parcel with a 4,800 sf structure. At the hearing the PAO and PET both indicated the structure does not meet code to be a habitable dwelling and is a partially overimproved barn (upgraded kitchen,A/C areas,not a typical horse/animal farm barn.The structure has 1,600 sf garage area and 4,800 sf enclosed A/C area.There are interior finishes of electric, plumbing,drywall, interior walls, kitchen,bathrooms to facilitate an office/business/working area. The VAB presented a comparable grid with three sales including the subject 2023 transaction. PAO sale 1 was the subject sale.Sale 2 is a 12.5 acre parcel with a 2660 barn/stable area and 1440 sf living area (A/C,kitchen,bathrooms etc).Sale 3 has 18.72 acres with a small open pole barn (420 sf).The PAO addressed the differences in land value from sales 2&3 north/east of 1-95 location to the subjects south location west of 1-95.The wind load construction codes were discussed which the subject building as built cannot be habitable for living purposes and can function as a business/farm structure. The PET provided construction costs which appear to adequately cover the structure, plumbing(rough in-not finished bathrooms),electrical costs,A/C and partial cost of the septic system (invoice had a discounted total of$4,500 with only$2,250 on the full budget sheet.These were older costs with invoice dates back in 2021.The PAO commented on the increase in construction costs.The cement - 79 -