Economic Condition Factor (ECF)

What is an Economic Condition Factor?

An Economic Condition Factor (ECF) adjusts the assessor’s use of the state mandated cost manual to the local market. The State Tax Commission Assessor’s Manual provides costs in which property characteristics are costed out. County multipliers are provided by the State Tax Commission and adjusted annually to reflect change in the market of construction costs found in this Manual bringing the costs to the County level.  ECF’s are then analyzed annually and adjusted by the assessor to further improve these costs to our local market.

An ECF is calculated by analyzing verified property sales. The ECF represents the relationship between the appraised value of the building as calculated using the Assessor’s Manual and the sale value of that building.  The portion of each sale price attributed to the building(s) on the parcel is compared to the value on the record card of the same building(s). [1] These studies are used to determine if property values are increasing or decreasing in that neighborhood market.
  The calculated ECF is then applied to the neighborhood market. Please note that an ECF is applied only to the building improvements of the property.

  ECF Map

  ECF Codes and Descriptions
 
  Residential ECF Studies

  Residential ECF Sales Map 1-25

  Residential ECF Sales Map 26-51

 ​ Residential ECF Sales Map 52-78

  Residential ECF Sales Map 79-120

  Commercial & Industrial ECF Sales Map