Message from the Assessor
Since being appointed as the Warrensburg assessor, I have been working on becoming familiar with the Town. This includes field work, routine analysis of the real estate market, property inspections, reviewing assessments, informal meetings with property owners, on-going classroom education and other matters that have to deal with the assessment process. I plan on continuing this practice throughout my term and while out in the field, I will be verifying and/or updating our property records, which may include taking new photographs, measuring certain buildings, etc. in order to keep things up to date. You might see me from time-to-time in the town’s black & white car or walking the streets taking notes and pictures in order to update the town’s property records.
This office is committed to having an “open door” policy however, I would appreciate property owners making appointments so I can make sure that I’ll be in and have some time scheduled to discuss your concerns. While we maintain records of each property located within the Town and do our best to assure of their accuracy, it is up to each individual property owner to monitor their own assessment(s). If you think the information on your property assessment record is incorrect, we would like to hear from you so we can review the data we have in our records and make any applicable corrections and/or adjustments. I welcome anyone to call me and set up an appointment for a discussion about their property. I’d be happy to come out and look at the property to confirm the dimensions, improvements, condition, room-count, etc. if you want.
As for my experience, I have been in the real estate business since 1984 and an appraiser since 1986. I’ve owned and operated my own real estate appraisal practice from 1996 through 2005. Over the past 20+ years, I have appraised well over 12,000 properties including residential, commercial, income producing, unique properties and others property types. I have been utilizing and apply this experience & knowledge to the valuation of the Town’s properties, with the goal to provide fair and accurate real property assessments. I still maintain an active Appraisers license within the State of New York. I am also the current Vice-President of the Warren County Assessors Association.
Some dates to keep in mind that can affect your property and real estate taxes are;
MARCH 1st is the STAR filing CUT-OFF date and the deadline for filing ALL Exemptions [It is strongly recommended that you apply before this cut-off date].
MARCH 1st is also “Taxable Status Date” meaning that this is the cut-off date the Assessor uses for assessing properties in their condition at that time (“as of” March 1st).
MAY 1st is when the Tentative Assessment Roll is filed
GRIEVANCE DAY is the FOURTH TUESDAY in MAY
JULY 1st is when the Final Roll is Published, Filed and Made Public
Below is a sample Pie Chart Indicating Where Your Tax Dollars Go *…
- 66% Goes to the SCHOOL
- 15% goes to the COUNTY
- 15% goes to the TOWN
- 3% goes to the FIRE Department
- 1% goes to LIGHTING
STAR (School Tax Relief) Exemptions:
Basic STAR: Available to Residential Property Owners who live in the house for at least six (6) months out of the year as their “Primary Residence”. Applicants need only register once. The STAR exemption will remain on property provided that the owner/ continues to live in the residence. STAR exemption rates are set by New York State and can vary from year-to-year.
Enhanced STAR: Same as basic STAR but larger exemptions for seniors over 65 years of age. Exemption rates are set by NYS and can vary from year-to-year. Property owner/s must be 65 years or older**, live in the residence, and meet certain income requirements in order to qualify. Those who are eligible for Enhanced STAR must reapply each year by March 1st.
[** In the case of married couples or joint owners, only one is required to meet the age requirement, as long as the qualifying person is on the property deed]
For more detailed information regarding STAR programs call the Assessor’s office. You can also get on-line STAR information by accessing the following link:
How to Calculate Your Property Taxes Based on the Assessed Value
The following demonstrates how you can calculate the taxes you have to pay…
Tax Rates (2012) Tax Type
$14.50 SCHOOL & Library *
$ 8.11 Town / County [County, Town, Fire, Lighting] $22.61 TOTAL
Example…(Based on a $100,000 Assessment in the Roll Year 2012)
Assessed Value is $100,000…Divide this figure by 1,000 ($100,000 / 1,000 =) 100
100 X $22.61 = $2,261 Approximate Total Taxes
~ OR ~
- 100 x $14.50 = $1,450 for SCHOOL & Library ***
- 100 x $ 3.61 = $ 361 for COUNTY
- 100 x $ 3.28 = $ 328 for TOWN
- 100 x $ 0.86 = $ 86 for FIRE
- 100 x $ 0.36 = $ 36 for LIGHTING
$2,261 TOTAL TAX LIABILITY
[Please note that the above example is for demonstration purposes only and reflects the tax year 2012, the most current tax rates as of this writing.] *** Library tax added to school tax year 2012
In closing, one very important thing to understand and realize is this…
THE ASSESSOR HAS NOTHING TO DO WITH YOUR PROPERTY TAXES
THE ASSESSOR CAN NOT CHANGE YOUR PROPERTY TAXES
The job of the Assessor is to establish the FAIR, MARKET VALUE of your property, and help you with any exemptions that you may qualify for…That’s basically it. While your Assessor realizes that nobody likes to pay taxes, including himself, the Assessors office can do nothing to help you reduce them. If you don’t like the amount you have to pay, you need to take that up with your local School Board or the other entities that take your hard earned tax dollars…There is nothing the Assessors’ department can do about it.
Uniform Percentage of Value
The percentage of market value (full value) used by an assessing unit to establish uniform assessments. This value must appear on the tentative roll. Real Property Tax Law Section 305 specifies, "all real property in each assessing unit shall be assessed at a uniform percentage of value..."
Taxable Status 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 the assessor by this date.
Residential Assessment Ratio (RAR)
A percentage established by the State Board of Real Property Services according to law, using the ratio of assessed value to the sales price for each usable residential sale in a recent one-year period. Ratios are then listed from highest to lowest; the midpoint (median) ratio is selected as the RAR. The RAR can be used to prove that a residential property is assessed at a higher level than other homes on the assessment roll. Your locality's RAR indicates at what percent of full value residential properties are assessed. For example, a RAR of 20 indicates that residential properties are assessed at approximately 20 percent of their full value.
"State equalization rate" means the percentage of full value at which taxable real property in a county, city, town or village is assessed as determined by the state board." (RPTL Section 102) The rate is a ratio of the sum of the locally determined assessed values for all taxable parcels for a given assessment roll divided by ORPS's estimate of total full value for that same roll.