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165 <br /> grading of improvements. Sometimes it is much easier for appraisal staff to <br /> accurately value homes in the lower end but is overly cautious when <br /> assigning grades to upper end home. This practice needs to be discussed <br /> among the appraisal staff to encourage efforts to achieve market value on <br /> higher end properties. <br /> Orange County has some Unique Neighborhoods that requires additional <br /> attention more so than other neighborhoods. When considering what <br /> constitutes a neighborhood, properties that are like and similar in <br /> construction style, grade and age, that market factors would impact on a <br /> comparable basis from one to the other, and be in a geographic boundary <br /> that defines such an area. Some neighborhoods in Orange are deemed <br /> Unique because they contain a broad range of properties within a close <br /> proximity from one to the other such as, owner occupied compared to <br /> business owned student rentals, very poor condition properties displaying <br /> signs of deferred maintenance compared to properties that have been <br /> extensively renovated, or definite signs of gentrification where older homes <br /> are being demolished to make way for higher end housing. These <br /> neighborhoods that are deemed Unique will require a field review to <br /> accurately identify these differences, and to ensure these differences are <br /> accounted for in the appraisal record. Value differences resulting from <br /> accurately identifying property characteristics combined with realistic land <br /> values, will provide more accurate assessments and reduce or negate the <br /> potential for inequity. <br /> Another area of interest is that Orange County utilizes one land line to value <br /> various acreage and make of parcels. Even though this appeared to be the <br /> standard valuation model for land, I did not work in detail with land valuation <br /> models to fully understand how it works, and if it actually works ideally to <br /> accurately value varying parcels. I do find it curious that comparable land <br /> valuations can be achieved by using only one land line, but again, it may work <br /> very well. I simply believe this would be an area to review and make sure <br />