Impact Statements Going Out— New Case Study on Grieving by Excessive Assessment -- Updated Comparable Property Analysis Spreadsheet & Formula

News - March 8, 2023

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Dear Friend

We hope you submitted your applications for STAR and any other exemptions you were eligible for to reduce your property taxes.

Your town's assessor is likely in the process now of reassessing properties, sending out impact statements (see below), and preparing the 2023 Tentative Roll. The Roll will show your 2023 assessment based on the condition and ownership on the Taxable Status Date (March 1) and the value of your property on the Valuation Date (July 1 of the previous year). The Roll will be made public on or around May 1 and posted on your town's website.

If you feel your assessment is too high, it is not too early to take steps to make your case. Take advantage of the wide range of resources on our website and email us at any time with your questions.

Impact Statements Are Going Out - What if Your Assessment Increases?

If your property assessment is changing you will likely receive an impact notice from your town's assessor in March. The change could be due to a complete revaluation of an assessment unit, adjustments for certain types of residences due to trends in the market, or additions/deletions of buildings. Read more on this

What can you do?

If you disagree with the new assessment, make an appointment with your assessor now to discuss why it went up.
If no satisfaction is gained at the meeting, follow the grieving process we have outlined on our website.
Remember, if your assessment increases, this does not necessarily mean that your taxes will go up. Read more on this
We have lots of resources on our website to help you in this process.

New! Case Study on Excessive Assessment

A year ago this month, a property owner in Upstate NY received a notice from the assessor that her assessment increased from a full market value of $175,926 to $333,093.

This Case Study outlines the long process taken – starting with the homeowner's initial meeting with the assessor – and going all the way to a Small Claims Assessment Review with the Supreme Court for the State of New York. To fight for what she knew was right, the homeowner hired a consultant, Warren Leisenring. The process took a year. It reveals how the lack of adequate training provided for Assessors, Boards of Assessment Review, and SCAR Hearing Officers directly affects property owners. In this case, it cost the owner thousands of dollars in additional taxes that could not be recovered.

Read Case Study #3 - Excessive Assessment Grievance

By Warren Leisenring Jr., a consultant for the Tax My Property Fairly website and an 11-year member of a Board of Assessment Review (BAR) in Upstate NY. We thank him for sharing this with our readers, to help give property owners some insight as to what to expect and how to prepare their grievances.

What States Have the Largest Property Tax Load?

Wallet Hub has done its annual study on what states have the largest property tax load. NY ranks seventh highest on the list. They also point out that this impacts renters, who pay property taxes indirectly.

See the report

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Updated Comparable Property Analysis Spreadsheet & Sales Adjustment Formula

If you are challenging your assessment the two documents below may be helpful as you prepare a list of comparable properties to document your case.

Blank Comparable Property Analysis Spreadsheet

Excel | PDF

Current Comparable Sales Analysis Adjustment Formula Word | PDF | Web

Key Dates Coming Up

March 1- Taxable Status Date - March 1 is referred to as the taxable status date, when real property existing on a parcel as of March is valued at the market value as of the previous July 1. This value is placed on the May 1 Tentative Assessment Roll. To value property, the inventory information must be recorded on the property record card as of March 1. Property inventory information can change throughout the year so one date is selected.

May 1

Tentative Assessment Roll is Made Public. Check your assessment soon to determine if you have reasons for grievance.

May 16

School Budget Voting Day - Generally the 3rd Tuesday in May. All residents meeting the required age are eligible to vote. A significant percentage of your property tax bill is based on your school budget so stay informed and vote!

May 23

Grievance Day - If you wish to contest your assessment, all applications must be filed with the local assessor or a local Board of Assessment Review member by this date. Forms: Fillable Petition - Form RP-524 - Tax.ny.gov | Form RP-524 General Instructions

July 1 - Final Assessment Roll is Made Public - This is the final date upon which the value of your property is based for assessment purposes. Your property assessment for this year (2023) was based on the value of your property as of July 1st, 2022. Any changes in your property after July 1, 2022, will not be reflected in your assessment until the next assessment year (2024). SCAR: Fillable Petition* | SCAR: General Info & Instructions

July 1 - Valuation Date - Each year the properties in your jurisdiction need to be reviewed to ensure that all properties are assessed at a uniform percentage of value. Since property sales occur throughout the year, the value of properties changes over time for a variety of reasons. This makes valuing property complicated. Market values must be determined as of one specific date (snapshot in time). The date used for most municipalities in the assessment community is July 1 of the preceding year and is called the valuation date.

No, Later than July 1 - Final Assessment Roll is Filed -

Assessment rolls list information for every property in the assessing unit (municipality or county). The information on the assessment roll is required to be available from your municipal or county website.

September 1 - School Property Tax Bills mailed to property owners.

Year-round - New Homeowners: Register with NYS to Receive a STAR Credit Register 24 hours a day, 7 days a week at www.tax.ny.gov/star.

See flier or register by phone at 518-457-2036 on weekdays between 8:30 a.m. and 4:30 p.m.

Updated Resources

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HAVE A QUESTION? EMAIL US! Every week we answer questions from homeowners in Upstate NY providing guidance on how to challenge your assessment and more information on topics. We want to hear from you!

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