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 2017 NEW YORK TAX APPEAL APPRAISAL SERVICES

PROVIDING NEW YORK TAX APPEAL APPRAISAL SERVICES IN 

 WESTCHESTER COUNTY, PUTNAM COUNTY, ROCKLAND COUNTY AND NEW YORK CITY!

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1-800-376-8972
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WE HAVE BEEN HELPING HOMEOWNERS FIGHT THEIR TAXES THROUGHOUT WESTCHESTER, BRONX, PUTNAM AND ROCKLAND COUNTY FOR THE LAST 15 YEARS. IF YOU INTEND TO FILE A TAX APPEAL YOU WILL NEED AN APPRAISAL. CALL US TODAY FOR A DISCOUNTED APPRAISAL FEE.

We can assist you through the process!

Don't pay thousands of dollars for services that you can absolutely do yourself!!!



The Following Cities Have the Next Deadlines for New York Tax Grievance Appeals in 2016!

Westchester County Tax Grievance

Tax Appeal Grievance for the following Westchester County municipalities is February 21, 2017

Bronxville, Buchanan, Croton-on-Hudson, Dobbs Ferry, Elmsford, Hastings-on-Hudson, Larchmont, Pleasantville, Sleepy Hollow, Tarrytown, Tuckahoe

 

Grievance Deadline day is June 21, 2017

for

 

Bedford, Cortlandt, Eastchester, Greenburgh, Harrison, Lewisboro, Mamaroneck, Mt. Vernon, New Castle, New Rochelle, North Castle, North Salem, Ossining, Peekskill, Pelham, Pound Ridge, Rye, Scarsdale, Somers, Yorktown

Rockland County

We have Rockland County Real Estate Appraisers Standing By to Assist You!

February 21th 2017 is the deadline for the following Rockland County municipalities...

Upper Nyack
Spring Valley
Haverstraw
Piermont
Hillburn

May 23th 2017  is the deadline for the following Rockland County municipalities...

Clarkstown
Haverstraw
Orangetown
Ramapo
Stony Point

PUTNAM COUNTY

If you live in Putnam County the New York State 2017 Tax Appeal Grievance Deadline Is As Follows.....

4th Tuesday in May (May 23, 2017) for the following municipalities...

Carmel
Kent
Patterson
Philipstown
Putnam Valley
Southeast

 

 

 

 

ATTENTION NYC PROPERTY OWNERS!

 

 

 

 

Bronx, Queens, Brooklyn, Staten Island and New York tax payers must file their  Tax Grievance Application with the New York City Tax Commission.

GREIVANCE DAY - MARCH 1, 2017 (CLASS 1 PROPERTIES 1-3 FAMILY) AND MARCH 15, 2017 (CLASS 2, 3 AND 4 -ALL OTHER PROERTIES).

CALL CHRISTOPHER GRECO TODAY!

 

 

914-469-5946

ORDER YOUR NEW YORK TAX APPRAISAL TODAY

leftNew York Real Estate Tax and Assessment appeal APPRAISAL services provided by Christopher Greco Appraisal Services, Inc for the entire NEW YORK Metro Area. We provide expert experience in New Rochelle, Westchester County, Rockland, Putnam, Nassau, Bronx, New York City, Brooklyn, Staten Island, Queens and beyond. Christopher Greco Appraisal Services provides superior appraisals completed by a New York State Certified and Insured Appraiser. 

If you own property in New York State, you are eligible for formal review of your assessment.

There are two levels of formal review:

1. Administrative review - the "grievance" process is conducted at the municipal level

2. Judicial review

· In order to pursue judicial review you must first go through administrative review

· includes two options:

o Small Claims Assessment Review (SCAR) - a low-cost option available to most homeowners;

o Tax certiorari proceedings in State Supreme Court - to pursue this option, you should contact an attorney.

Before pursuing formal review of your assessment, you should first determine if you are assessed fairly:

Step One: What is the assessor's estimate of the market value of your property?

You'll find this information on the assessment roll.

You should check your assessment annually prior to Grievance Day (typically the fourth Tuesday in May, but confirm the date with your assessor).

If your municipality is assessing at 100% of market value, your assessment and the assessor's estimate of market value will be identical.

If assessments are not at 100% of market value, you can use this formula to calculate the assessor's estimate of market value:

  • assessment ÷ level of assessment = assessor's estimate of market value

Step Two: Develop an estimate of the market value of your property

  • Homeowners can learn how to estimate the market value of your home
  • Other property owners may wish to contact an appraiser or other real estate professional

Generally, if the assessor's estimate of the market value of your property reflects roughly the amount for which you could sell your property, then your assessment is fair.

Step Three: If your assessment is too high

Often, an informal discussion between a taxpayer and an assessor can result in a sharing of information beneficial to both parties. If such a discussion does not result in a reduction in your assessment, and you still feel as though your assessment is too high, you may wish to contest your assessment.

Rather than determining that your assessment is too high, you might find that your property is assessed based on its market value, but the rest of the community is assessed at a lower level of assessment. Again, you should discuss this with your assessor. For example,

  • Your property is worth $100,000 and your assessment is $100,000. However, properties in your town are assessed at 90% of market value. Your property is overassessed - your assessment should be $90,000.

If you are assessed fairly, but you feel that your taxes are too high

Assessors do not determine your property taxes. If you feel as though your assessment accurately reflects the market value of your property, but you still feel that your property taxes are too high, you may wish to address this matter with the taxing jurisdictions that impose taxes in your community - school board, county legislature, city council, town board, fire district and other special districts.

The assessor cannot assist you with tax matters, but only with matters pertaining to the assessed value of your property.

Christopher Greco Appraisal Services has provided New York tax appeal appraisal services throughout Westchester County since 2000.  If you believe that your property value is less than your total tax value and assessment then you likely have a case to fight and grieve your New York property taxes!

 

It is extremely important that you know the dates from your local assessor's office for New York tax filing and grievance deadlines! Compliance with these deadlines is critical to your New York / County Tax Grievance success. If you miss the deadline you are likely out of luck! That’s where we come in...as a courtesy to anyone visiting this page we have provided all the dates you need to know below. Check the dates and then contact your town hall to confirm the date.   

Westchester County Grievance Days

January 21, 2015
City of White Plains
February 16, 2015: Villages
Ardsley Mt Kisco
Bronxville Hastings on Hudson Pleasantville
Buchanan Irvington Sleepy Hollow
Croton on Hudson Larchmont Tarrytown
Dobbs Ferry Mamaroneck Tuckahoe
June 16, 2015: Towns & Cities
Bedford Mt Pleasant Peekskill
Cortlandt Mt Vernon Pelham
Eastchester New Castle Pound Ridge
Greenburgh New Rochelle Rye
Harrison North Castle Scarsdale
Lewisboro North Salem Somers
Mamaroneck Ossining Yorktown
Mt Kisco    

 

 

Westchester County Residential Assessment Ratios

 

 

 

 

The following are the latest published residential ratios published by New York State for Westchester County: CHECK BACK SOON

To determine what your municipality thinks your property is worth, divide your assessment by the Residential Assessment Ratio provided from the tables below.

 

 

 

 

 

 

New York State Law

New York State Law requires all properties in each municipality to be assessed at a uniform percentage of market value each year. This means that all properties in each City, Town and Village must be assessed at market value or all at the same uniform percentage of market value each year.

Once the market value of each property is determined, the assessor applies the municipal-wide level of assessment to the market values.

In communities where assessments are maintained at a level of assessment of 100%, a property's assessment is the assessor's estimate of its market value. If a community is assessing at a percentage of market value, each assessment should be based on the percentage being used throughout the community.

If the market value of a property is $100,000 and the community is assessing at 30% of market value, the assessment on that property would be $30,000.

Source: New York State Office of Real Property Services

 

The below information is proivded by New York State Office of Real Property Services.

 


DEFINITIONS

Taxable Status/Exemption Filing Date:

The ownership and physical condition of real property as of this date are assessed (valued) according to price fixed as of the valuation date. All applications for property exemptions must be filed with assessor by this date.

Tentative Assessment Roll:

The assessor completes, certifies and files a roll containing proposed assessed values for each property in the assessing unit.

Grievance Day:

Board of Assessment Review meets to hear assessment complaints. Last day property owners may file a formal complaint seeking reduction in their tentative assessments.

Please note that we can not represent you at the hearing as appraisers are non-interested third parties. We can however, provide you with an independent opinion of value and assist you with your application.  

MORE ABOUT NEW YORK STATE TAX GRIEVANCE AND ASSESSMENT APPEAL SERVICES

 

Most localities determine your property tax burden based on an ad valorem assessment of the property's value. Sometimes, as a property owner, you get an unwanted surprise in the mail telling you your taxes are going up, and sometimes it may seem as though your assessment is too high.

 

Often, matters like this can be resolved with a phone call. However, if after discussing your assessment with your local New York taxing authority you still feel as though your property was overvalued, a professional, independent, third-party appraiser is often your best bet in proving your case. That's where we come in.

 

 

 

 

 

There are as many different procedures for appealing New York tax and assessments as there are property taxing districts, so it's important to enlist the help of a professional appraisal firm that's experienced and trained in the ins and outs of your particular jurisdiction.

 

Please note: It makes sense to do your own research before determining whether to go forward with a property assessment appeal, especially before you make the decision to hire a professional appraiser. However, according to the Uniform Standards of Professional Appraisal Practice (USPAP), we are not allowed to take "shortcuts" -- i.e., your research -- and use it on its face as part of our independent evaluation. When you hire Greco Appraisal Services for a New York tax assessment appeal, you're commissioning an independent, third-party professional appraisal report. As such Christopher Greco Appraisals will do our own evaluation, beginning to end. If you're right that your property has been overvalued, an independent report is your best eveidence. Our appraisal provide year over median selling price changes from 2007 or 2008 through the effective date of appraial and give a supply and demand analysis. Couple that data along with the best comparable sales data and active listings and you have yourself a great start to lowering your taxes. Although we can not advocate for the homeowner, we are qualified to determine the fair market value or your home.

MORE ON NEW YORK TAX APPEALS AND ASSESSMENT REDUCTIONS.

Christopher Greco Appraisal Services, Inc. provides Bronx tax appeal and assessment appeal appraisals, Westchester County tax appeal and assessment appeal appraisals, Rockland and Putnam County tax appeal and assessment appeal appraisals.

 

 

 

 

Please contact Christopher Greco Appraisal Services, Inc for any of your New York Tax and Assessment appeal appraisal needs.  

Browse our website to learn more about our qualifications, expertise and services offered.

 

Christopher Greco Appraisal Services Inc provided tax appeal appraisal in the following communities throughout Westchester County.

 

WESTCHESTER COUNTY TAX APPEAL REAL ESTATE APPRAISAL SERVICES

Amawalk, Ardsley, Ardsley On Hudson, Armonk, Baldwin Place, Bedford, Bedford Hills, Briarcliff Manor, Bronxville, Buchanan, Chappaqua, Cortlandt Manor, Crompond, Cross River, Croton Falls, Croton On Hudson, Dobbs Ferry, Eastchester, Elmsford, Goldens Bridge, Granite Springs, Harrison, Hartsdale, Hastings On Hudson, Hawthorne, Irvington, Jefferson Valley, Katonah, Larchmont, Lincolndale, Mamaroneck, Maryknoll, Millwood, Mohegan Lake, Montrose, Mount Kisco, Mount Vernon, New Rochelle, North Salem, Ossining, Peekskill, Pelham, Pleasantville, Port Chester, Pound Ridge, Purchase, Purdys, Rye, Scarsdale, Shenorock, Shrub Oak, Somers, South Salem, Tarrytown, Thornwood, Tuckahoe, Valhalla, Verplanck, Waccabuc, West Harrison, White Plains, Yonkers, and Yorktown Heights

Ardsley Property Tax Reduction
Armonk Property Tax Reduction
Bedford Property Tax Reduction
Bedford Hills Property Tax Reduction
Bedford Village Property Tax Reduction
Briarcliff Manor Property Tax Reduction
Bronxville Property Tax Reduction
Buchanan Property Tax Reduction
Chappaqua Property Tax Reduction
Cortlandt Property Tax Reduction
Cross River Property Tax Reduction
Croton-on-Hudson Property Tax Reduction
Dobbs Ferry Property Tax Reduction
Eastchester Property Tax Reduction
Elmsford Property Tax Reduction
Goldens Bridge Property Tax Reduction
Greenburgh Property Tax Reduction
Harrison Property Tax Reduction
Hartsdale Property Tax ReductionHastings-on-Hudson Property Tax Reduction
Hawthorne Property Tax Reduction
Irvington Property Tax Reduction
Katonah Property Tax Reduction
Larchmont Property Tax Reduction
Lewisboro Property Tax Reduction
Mamaroneck Property Tax Reduction
Millwood Property Tax Reduction
Mt Kisco Property Tax Reduction
Mt Pleasant Property Tax Reduction
Mt Vernon Property Tax Reduction
New Castle Property Tax Reduction
New Rochelle Property Tax Reduction
North Castle Property Tax Reduction
North Salem Property Tax Reduction
Ossining Property Tax Reduction
Peekskill Property Tax Reduction
Pelham Property Tax Reduction
Pelham Manor Property Tax ReductionPleasantville Property Tax Reduction
Port Chester Property Tax Reduction
Pound Ridge Property Tax Reduction
Purchase Property Tax Reduction
Rye Property Tax Reduction
Rye Brook Property Tax Reduction
Scarsdale Property Tax Reduction
Sleepy Hollow Property Tax Reduction
Somers Property Tax Reduction
South Salem Property Tax Reduction
Tarrytown Property Tax Reduction
Thornwood Property Tax Reduction
Tuckahoe Property Tax Reduction
Valhalla Property Tax Reduction
Waccabuc Property Tax Reduction
White Plains Property Tax Reduction
Yonkers Property Tax Reduction
Yorktown Property Tax Reduction

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Property Taxes Too High?

It's often been said that "there's nothing certain in life except death and taxes." But you may be able to save money on property taxes by having your home appraised properly. Please fill out the form below and we’ll send you more information, with no obligation. We guarantee your privacy.

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