Striving for fair property values

NORTH EAST — Town Assessor Katherine Johnson is determined to bring equity and fairness to property values throughout North East and Millerton.

She started by doing a town-wide collection on all data for residential and commercial properties.

For that task she hired two local men familiar with the town and its quirks; one of whom is still working in the assessor’s office maintaining data. That way, Johnson said, “the same eyes are looking at it, so everything is done fairly.� Once the correct data is entered into the records, like how many bedrooms a home has, or what the square footage of an office building is, the next step is to determine market value.

“Now that we have the large portion of the data collection completed, we will be starting the analysis of the data and sales that happened over the last couple of years,� Johnson said, adding that for the next phase of the process she will be assisted by Equitable Assessment, LLC, a company run by two former Dutchess County assessors.

“They really know our area, understand the rural characteristics that we have and the differences between the village and the town, and how to assess certain properties differently.�

What’s important for property owners to understand, Johnson said, is that a reassessment project does not mean that taxes will increase.

“That’s the main thing I need to get across,� she said. “All a reassessment does is ensure that everyone is paying their fair share of the tax burden. The tax burden is set by the school board, the Town Board, the Village Board, etc. My job is to make sure that everyone pays their percentage according to their market value, which is what New York State law prescribes.�

For example, if a property is assessed for $100,000 and sells for $200,000, the property is really worth $200,000. That’s the market value. Therefore, its owner is only paying half as much as he should be in taxes, and the burden is falling on other taxpayers to make up the difference.

Likewise, if a property is assessed for $100,000 and sells for $50,000, it’s value should be decreased by half, as dictated by the market.

“Some need to go up and some need to go down,� Johnson said, pointing out that not everyone’s property will be assessed for more money as a result of the project.

The  goal is to reach 100 percent market value. Currently the town has an equalization rate of 96 percent; that number is set by the state. The state offers an incentive, of $5 per parcel, if the town is able to reach and maintain a 100 percent equalization rate.

“I think it’s most clear to have the town assessed at 100 percent — then there are no numbers to change and it’s clear-cut,â€� Johnson said. “Then it’s assessed at market value. The  reassessment project will aim to do that.â€�

The town’s last full reassessment was in 2004. There were updates in 2005 and 2006. MJW Consultants was the firm that conducted that project; its leader, John Watch, came under heated criticism for his practices and the town’s six-year contract was canceled after three years.

The state recommends municipalities reassess properties every six years, due to shifts in the market. The new values will come out at the beginning of next year and the tax roll will be out on July 1, 2011.

If a property owner is unhappy with the results of the reassessment, there is recourse. Appointments can be made with the assessor to discuss one’s property value and if still dissatisfied, there’s always Grievance Day. Grievance Day allows property owners to state their case before the five-member Board of Assessment Review on the fourth Wednesday in May.

In the meantime, data mailers will be sent to all property owners this summer, with information gathered during the data collection process. Property owners are asked to check and confirm the information on those cards, correct them if necessary and then send them back to the assessor’s office.

To contact the assessor call during office hours, Wednesdays and Thursdays, from 9 a.m. to 3 p.m., at 518-789-3663.

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