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Tax Grievance Appraisals
We all know what's happening to the market value of our homes, in most cases the decline in home values are not reflected in our home's assessed value, which means you are paying more taxes than necessary. Homeowners must take the time to review their home's assessed value and make a determination as to whether or not it's fair. Tax grievance guidelines can vary widely by State, City, Town, or Village, if you disagree with the assessment, appeal it. A successful real estate tax appeal is based upon the current market value of your home.
The procedure to appeal an assessment is relatively simple, in most cases you do not need an attorney, or a company specializing in tax reduction (most charge 50% of the tax savings plus a filing fee). All you need is creditable evidence to support the current market value of your home. If you decide to go it alone I strongly suggest you hire a Certified Appraiser to determine your home's market value. This will help you in two ways:
There is no more creditable evidence of a properties market value then a Certified Appraisal.
If you have questions about the filing process an experienced appraiser should be able to
answer your questions.
In New York State:
Appeals must be postmarked no later than 30 days after final assessment roll is filed... Dates vary.
Initial grievance must be filed with the board of assessment review. Upon notice and if dissatisfied with the board of assessment's determination, an appeal can be filed with the small claim assessment review section of the NYS Supreme court.
A successful appeal is based upon first establishing the Market Value of your property. In order to reduce your property taxes you must prove that the value of your property is less than the valuation assigned by your assessing district (according to New York State Law, the Assessment is deemed to be correct, and the burden of proof, falls on the petitioner-homeowner to prove otherwise).
A recent bona-fide arms length sale of the subject property is the best evidence. If the property was not recently purchased, or the purchase was not at arms length transaction (as in an inter- family sale, foreclosure or other sale made under conditions of distress),
An Appraisal by a New York State Certified Appraiser is the next best type of evidence, which is typically used to prove value of your home throughout the process.
To determine if you are over assessed, you can multiply the estimated market value of your property by the residential assessment ratio that has been established for your assessing district. If the result is lower than your property's current assessed value, you may reasonably expect that your assessment be reduced to that amount with proper proof and timely filing in accordance with the guidelines set forth by the New York State Office Of Real Property Services. www.orps.state.ny.us/