Carmel, NY Property Tax Revaluation
Carmel Property Revaluation — how will this affect my Assessment?
The Town of Carmel is undertaking town-wide property reassessment project. Here are some things you should know:
[ dates updated to reflect extension ]
As a property owner in the town of Carmel, you have the right to discuss the new assessment with the revaluation firm, file a grievance with the Carmel Board of Assessment Review, file a Small Claims Assessment review petition, discuss your complaint and negotiate an adjusted assessment with the Carmel Property Tax Assessor, and argue your case at a SCAR Trial.
Granite Tax Reduction can help!
We can use our 30+ years of experience to analyze your property tax situation, determine if your property is over-assessed, and represent you throughout the entire appeal process.
Town of Carmel Revaluation Summary
The town of Carmel is undergoing a town wide reassessment project. Every property in the town of Carmel will be revalued as a result of this project. The 2017 preliminary assessments are expected to be issued to all property owners in March 2017. Property owners/representatives will have an opportunity to attend informal preliminary assessment review meetings with representatives of Vision Government Solutions to discuss the new assessments in late February/early March.
The tentative assessment roll will be published on May 1, 2017. Any property owners/representative that did not attend informal assessment review meetings to discuss their preliminary assessment or did not receive an appropriate reduction in assessment as a result of those meetings will have the opportunity to file a formal complaint with the Board of Assessment Review. The deadline to file the complaint, called Grievance Day, is May 23, 2017.
The Board of Assessment Review meets to review all of the complaints that were filed. The final assessment roll is published July 1, 2017. The Board of Assessment Review is required to deliver their decision by July 1, 2017. If the outcome of the complaint filed with the Board of Assessment Review is unfavorable, property owners/representatives have the opportunity to appeal the decision by filing a Small Claims Assessment Review (SCAR) petition, as long as the property is eligible for SCAR proceedings. The deadline to file SCAR petitions is August 1, 2017.
Once petitions are filed, the assessors and property owners/representatives have the opportunity to discuss their individual case with the assessor. This is Granite's opportunity to prove our opinion of value to the assessor. If a value for the property cannot be agreed upon, the court will schedule a trial, and the case will be argued in front of a judge.
Regardless of when the case is settled, the first time any savings will be reflected will be on a property tax bill as a result of a reduction on assessment is the April 2017 town/county property tax bill.
What We Do & Why We Are Successful
Granite researches every property to determine whether the assessed value is excessive. When a property owner contacts us, we gather information specific to the property in question. We ask questions such as; is the property residential, commercial, owner occupied? (The process is different for these three categories.) Next, we will ask details about the property history; how long you have owned it? Do you have an appraisal for the property; has it recently been/is it currently listed for sale? Additionally, we request information specifically about the property such as how many bedrooms, has your kitchen/bathroom been updated, on so on.
We do our initial research to determine if the current assessed value of the home is excessive and if so, by how much. We determine this by comparing your property to similar properties that have sold in the past year or so.
Preliminary assessments are expected to be available early February. Once we have the new assessment and all of the specific property details we will begin our research. We will let you know if you are over-assessed, fairly assessed, or under-assessed.
If we find that you are over-assessed:
Granite Real Estate Tax Consultants, LLC, will prepare all of the documentation, file all of the forms, and handle your case from the preliminary informal assessment review meetings with Vision Government Solutions through, if necessary, Grievance Day complaint through, if necessary, the Small Claims Assessment Review hearings. Our fee to handle your case is 60% of the first year tax savings. If we are not successful, then you owe us nothing.
Call Granite for a free, no-obligation analysis of your residential property tax situation