Specifications include, but are not limited to: 1. Reviewing and confirming all neighborhood delineations, making modifications if necessary. All modifications will be supported and followed up with a new boundary map, which will be given to GIS maintenance staff to create a new neighborhood map. 2. Researching and reviewing all land sales for the purpose of establishing land values. 3. Establishing new models in Market Drive software for valuing all land in the City. This will include commercial, residential, and other land not subject to use-value rates. a. Land models will use common units of measure (square foot, acres, front foot, etc.) No land will be “site valued” or “gross valued”. b. Land models will be set up for each neighborhood c. Unique land circumstances will be identified by GIS review and proper adjustments made for items such as size, shape, location, contamination etc. d. All exempt properties will be assigned to an appropriate neighborhood so a market value for land can be estimated. 4. Testing land models for accuracy and reporting results to the Assessor. 5. Researching and reviewing all improved sales for the purpose of establishing improvement values. 6. Establishing new models in Market Drive software for valuing all improvements in the City. This will include commercial, residential, agricultural and any other non-manufacturing or non-exempt improvements. a. Commercial Income and Expense surveys should be distributed, collected and analyzed in order to build a thoroughly supported Income Valuation Model. CoStar data will be available for use should the surveys be incomplete. b. Commercial cost model will be based on Marshall & Swift, with proper and supported adjustments tailored to the Green Bay market. 7. Testing improvement models for accuracy and reporting results to the Assessor. 8. Adjusting models based upon observations in the field and any new verifiable sales. 9. Reviewing final new values and amounts of change, paying special attention to atypical or very large percentage changes. 10. Assisting with the generation and mailing of notices. 11. Attending Open Book, answering property owner questions and providing any property owner follow-up. 12. Attending Board of Review and assisting in the defense of new property values.