Owning property in Westchester comes with a pretty steep price. The purchase price is just the beginning of sticker shock for most homeowners in the County but the escalating cost of property taxes adds to that ongoing burden. Grieving your taxes is the only way to possibly get some relief and initiating the process the correct way from the start increases your chances of winning a reduction.
That being said, the tax grievance landscape has changed dramatically in the last few years with Mamaroneck and Scarsdale undertaking revaluations and Yonkers, Greenburgh and Ossining undergoing the process as of this writing. The municipalities had a two-fold goal: level the property tax playing field, which had not been adjusted in decades, and reduce the number of tax grievance applications which had swamped the assessors’ offices for the past few years.
The revaluations have resulted in a seismic shift with lower tax bills for some and shockingly higher assessments for others. As a Westchester attorney who has practiced in tax grievances for more than a decade, my experience has shown me that many lower-to-mid-range homes ($400-650K) are now assessed just where they should be in the current housing market, while many mega mansions are over-assessed, depending on location. The reality is that other than the rare exception, your property’s assessed value is now closer to the realized market value, especially if your town has just undergone a revaluation.
Each year, your municipality is required to send you a Notice of Assessment when it publishes its tentative tax roll. That gives property owners a chance to determine if they want to challenge the assessment by filing a tax grievance. Deadlines for filing are all over the map, literally, and I refer you here to the New York State website to see when your municipal deadline occurs.
More to come as we get closer to the Village (February) and Town (June) deadlines next spring.