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2012 Tax Appeal Season in Full Swing
March 12th, 2012 9:21 AM






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 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.

There is no better time in recent history to grieve your taxes and we are here to help. Christopher Greco Appraisal Services has provided New York tax appeal appraisal services throughout Westchester County since 2000. No matter which county your property is located in from Westchester County to Dutchess County you can be sure there was a real estate market correction. Bronx, Brooklyn, Queens, Staten Island, Rockland County, Putnam County, Orange County, Nassau County, Suffolk County and YES EVEN New York Manhattan experienced some degree of a market correction. Some markets have shown signs of stabilization, while other continue to decline. 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 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 23, 2012
City of White Plains
February 21, 2012: Villages
Ardsley Elmsford Mt Kisco
Bronxville Hastings on Hudson Pleasantville
Buchanan Irvington Sleepy Hollow
Croton on Hudson Larchmont Tarrytown
Dobbs Ferry Mamaroneck Tuckahoe
June 19, 2012: 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

Putnam County Grievance Days

May 22, 2012
Carmel Philipstown Southeast
Patterson Putnam Valley
May 23, 2012

Rockland County Grievance Days

February 21, 2012: Villages
Haverstraw Piermont Upper Nyack
Hillburn Spring Valley
May 22, 2012: Towns
Clarkstown Orangetown Stony Point
Haverstraw Ramapo

Westchester County Residential Assessment Ratios

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

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

City Mt Vernon 2.61 2011
City New Rochelle 2.62 2011
City Peekskill 3.36 2011
City Rye 1.92 2011
City White Plains 2.66 2012
City Yonkers 2.53 2011
Town Bedford 9.28 2011
Town Cortlandt 1.75 2011
Village Buchanan 1.27 2012
Village Croton-on-Hudson 3.69 2012
Town Eastchester 1.28 2011
Village Bronxville 114.17 2012
Village Tuckahoe 1.37 2012
Town Greenburgh 2.85 2011
Village Ardsley 2.89 2011
Village Dobbs Ferry 2.84 2012
Village Elmsford 2.98 2012
Village Hastings-on-Hudson 2.72 2012
Village Irvington 2.83 2012
Village Tarrytown 2.36 2012
Town Harrison 1.74 2011
Town Lewisboro 9.63 2011
Town Mamaroneck 1.70 2011
Village Larchmont 1.71 2012
Village Mamaroneck 1.80 2012
Town Mount Pleasant 1.42 2011
Village Sleepy Hollow 23.70 2012
Village Pleasantville 7.94 2012
Town New Castle 19.03 2011
Town North Castle 2.12 2011
Town North Salem 9.98 2011
Town Ossining 5.19 2011
Town Pelham 100.00 2011
Town Pound Ridge 16.45 2011
Town Rye 100.00 2011
Town Scarsdale 1.76 2011
Town Somers 12.04 2011
Town Yorktown 2.41 2011
Town Mount Kisco 14.87 2011
Village Mount Kisco 6.71 2012

Source: New York State Office of Real Property Services

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.


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.


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.


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


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


Brewster, Carmel, Cold Spring, Garrison, Lake Peekskill, Mahopac, Mahopac Falls, Patterson, and Putnam Valley


Bear Mountain, Blauvelt, Congers, Garnerville, Haverstraw, Hillburn, Monsey, Nanuet, New City, Nyack, Orangeburg, Palisades, Pearl River, Piermont, Pomona, Sloatsburg, Sparkill, Spring Valley, Stony Point, Suffern, Tallman, Tappan, Thiells, Tomkins Cove, Valley Cottage, West Haverstraw, and West Nyack

We also cover the entire boroughs of The Bronx, Brooklyn/Kings, Staten Island/Richmond, New York/Manhattan and Queens.

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Posted by Christopher Greco on March 12th, 2012 9:21 AMPost a Comment

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