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REASSESSMENT UPDATE AND ANALYSIS OF IMPACT
Release Date: March 16, 2016
This week residents of the town will receive a letter with the new assessed values. We are getting closer to finalizing our first town wide reassessment since 1956. The goal is for people to pay their fair share of taxes. At the present time two homeowners, living next door to each other, could be paying thousands of dollars more or less in property taxes even though their homes were built by the same developer and their homes are similar. Not fair!
Over the years the town has been issuing as much as $10 million dollars in refunds per year in Certiorari and Residential Small Claims proceedings. That money was / is coming from your property taxes. If a commercial property owner- for example – files a certiorari and receives a refund of $1,000,000 the town, school district, county and fire district have to find other means to make up this shortfall: eliminating programs or increasing taxes. Until the State Legislature changes the Real Property Tax Law we will never totally eliminate these proceedings but by doing a reassessment, we will surely mitigate the dollar refunds we have been experiencing. Reassessment will result in more stability and predictability. Town, fire district and school officials will have a better idea how much revenue we will take in annually. We will also be able to save significant dollars by not having to defend as many certiorari claims in court.
A little about the revaluation project and statistics: as you may have heard in most cases, 1/3, 1/3, 1/3 property taxes increase, stay the same, decrease. Our analysis shows this was not quite the case in Greenburgh. The analysis showed the following:
PROPERTY TAX DISTRIBUTION
Property Type Increase Stays the same Decrease
Residential 24% 42% 34%
Commercial 40% 47% 12%
Condo/Coop 14% 82% 3.4%
Vacant Land 3% 59% 38%
A lot of the properties in the Residential 24% increase range, is due to new construction and additions.
As you are aware, taxes in NY especially in our area of the state have imposed a burden that some can no longer bare. While your property may have been fairly assessed, there were many that were significantly under assessed and therefore, the reality is- you may have been subsidizing the under assessed property owners. Again, we want to stop all the Certiorari’s and residential Small Claims refunds and only want everyone to pay their fair share of property taxes based on the market value of your home.
The notice you receive will come in a Town of Greenburgh envelope with IMPORTANT ASSESSMENT / TAX INFORMATION on the front, PLEASE do not throw it out. There are two (2) pages; one is an explanation of your assessment notice and the other is your assessment notice. It will show your old and new assessed values, along with your 2015 property taxes and what your 2015 taxes would have been if the new assessments were in place.
If you feel your assessment represents the market value of your home as of July 1, 2015, there is nothing for you to do. However, if you feel your assessment does not represent the market value as of the date above, Contact Tyler Technologies to set an appointment to discuss your new assessment. In the meantime, the more information you have, the better. For example, photos, appraisal, market analysis from a realtor, if just purchased, a copy of your contract/closing statement/sales listing sheet, just to name a few.
Anyone who requests an appointment will get the opportunity to be heard! DON’T BE INTIMIDATED! There will be some early evening hour appointments.
It’s an easy informal process. The phone lines will be busy – please be patient. Please call Tyler Technologies no later than April 8th, 2016 to make an appointment. Appointments will be scheduled during normal business hours with limited evening and weekend appointments as well. You DO NOT have to hire an attorney or a tax representative. The process is easy and free – no need to pay a representative at this point, as I am sure you have received several letters regarding challenging your assessment.
If you are dissatisfied with the result from Tyler Technologies you still have a right to file a formal grievance (between June 1st – June 21ST).
I hope you had a good experience when dealing with Tyler Technologies and feel we kept you abreast of the projects process and procedures. The Town Board approved legislation requiring that assessment rolls be maintained and updated.
I am available if you want to share your feelings about this topic or any other. Please e mail me at email@example.com. You can also call me at 989 1545 (office), 438 1343 (cell) or 478-1219 (home) anytime.
Greenburgh Town Supervisor