Westchester Tax Reduction (and The Hudson Valley including Rockland County, Putnam County, and Orange County)
AAA Property Tax Appeal, LLC is a Hudson Valley based property tax reduction specialist which challenges Residential Property tax assessments that are overassessed. We currently represent homeowners throughout the Hudson Valley, serving
Westchester County, Rockland County, Orange County and Putnam County in protesting and/or appealing property tax assessments. Our fees on all tax appeals are strictly contingent on a reduction in property taxes. There are no upfront or hidden fees. Contact
AAA Property Tax Appeal, LLC today for a free consultation by calling us at 914-816-2700 or e-mail us for more information:
info@AAApropertyTaxAppeal.comThe company is currently managed by Aaron Cohen, a New York Tax Certiorari Attorney who has been a hudson valley based real estate Broker for over ten years. He is also currently a member of the Westchester Putnam mls, Rockland County Board of Realtors a member of the Greater Hudson Valley Multiple Listings Service, as well as the New York State and American Bar Associations. He has a wealth of experience in the field of real estate property tax protests and real estate valuation.
Common NY Property Tax Appeal / Tax Grievance terms defined:TAX CERTIORARI:tax certiorari is the legal process by which a property owner can protest his/her Real Estate Tax Assessment in an effort to reduce the assessment, resulting in a reduction of real estate taxes.
TAX GRIEVANCE: “An actual or supposed circumstance regarded as just cause for complaint.” An initial tax grievance must be filed with the board of assessment review, upon notice of board of assessment review's determination an appeal can be filed with the small claim assessment review section of the NYS Supreme court.
A successful appeal is based upon establishing one of the following four main grounds of protest:
UNEQUAL ASSESSMENT - This is the most common grounds of the four. It is where the assessed value is at a higher percentage of value than the assessed value of other real property on the assessment roll, at a higher percentage of FMV than the assessed value of ALL real property on the assessment roll; Alternatively, it is a situation where the property should be assessed at a lower percentage of FMV based on either the latest state equalization rate for the city/town/village, the latest RAR (link to definition for RAR) established for the city/town/village, or other technical grounds.
EXCESSIVE ASSESSMENT –the property’s assessment exceeds its FMV (“Fair Market Value”) or is excessive because of the denial of all or a portion of a partial exemption;
UNLAWFUL ASSESSMENT – This is where the property is otherwise exempt, is unidentifiable based on description or tax map id, jurisdictionally defective, or other technical grounds.
MISCLASSFIED ASSESSMENT - Either a misclassified designation, or is improperly allocated between homestead and non-homestead real property.
BURDEN OF PROOF :
The standard of the burden of proof for Tax Grievances is a preponderance of the evidence. According to New York State Law, the Assessment is deemed to be correct, and the
burden of persuasion falls on the
petitioner to prove otherwise, by the applicable burden of proof. An Appraisal by a New York State Licensed Appraiser is generally an effective type of evidence used in an attempt to challenge the property tax assessment.
Property Assessment: A property assessment is a percentage of the market value of your property that is determined by your Assessor.
Residential Assessment Ratio (RAR): New York determines the RAR based on the median sales price within your municipality. The RAR is divided by your assessed value to determine your FMV (“Fair Market Value”)
Small Claims Assessment Review ("SCAR"): The Small Claims Assessment Review is a procedure that provides property owners with an opportunity to challenge the assessment upon the payment of a filing fee as designated by the legislature, on their real property as determined by the Board of Assessment Review. Section 730 of the Real Property Tax Law is the controlling statute for rules and regulations regarding SCAR.
Board of Assessment Review ("BAR"): The Board of Assessment Review (BAR) is generally the first stage of a successful property tax fight. A property owner may contest a Board of Assessment Review decision by filing suit in New York Supreme Court or by a SCAR.
FRQUENTLY ASKED QUESTIONSAre my property taxes too high? Am I overassessed?
Contact us for a free consultation to determine if you are overassessed. In most cases, a quick phone call will help us determine if you are overassessed. Alternatively, feel free to e-mail us at
info@aaaPropertyTaxAppeal.comHow much do you charge?Our fee on all matters is contingent on a successful reduction of your property taxes. If we do not save you money, we do not charge a fee. There are absolutely NO FEES CHARGED if we do not save you money! If successful in reducing your property taxes, our fee is 65% of the first years tax savings which becomes due after you receive written notification from the assessor or municipality of a tax reduction. Your resulting savings from any future years are yours to keep. For example, if we reduce your taxes by $1,500 per year, our fee is $975 and you retain the remaining $525. You also retain the tax savings for all subsequent years as well.
Who pays for filing fees, appraisal fees, legal fees or any other fees that may become necessary?We pay all fees! We carefully and meticulously prepare and conduct an independent analysis of your property for the ammunition necessary to successfully challenge your property tax assessment. There are no upfront or hidden fees. Our fee is a contingency fee of 65% of the first year's tax savings, payable only after proof that your assessment has been reduced. After the first year, any and all savings are yours to keep.
Can my Property Taxes be INCREASED as a result of your representation?NO. Your tax assessment cannot legally be increased as a result of challenging the assessment.
What if I have recently done substantial home improvements on my home; then can my property taxes be increased as a result of filing the protest?
The answer is still NO. The taxes will stay the same or decrease. Your home will be reassessed when there is either a town-wide reassessment or you subsequently make improvements to the property.
What locations do you currently challenge property tax assessments in?For residential homes and properties, we currently protest property tax assessments in Rockland County, Westchester County and Orange County.
For commercial properties, we cover a much broader area including the state of New York, New Jersey, and Connecticut.
Why chose AAA Property Tax Appeal, LLC over the competition?AAA Property Tax Appeal, LLC is operated by competent and dedicated professionals to vigorously defend your rights. Its manager, Aaron Cohen is a New York Tax Certiorari Attorney who has been a Rockland County-based real estate Broker for over ten years. He is currently a member of the American Bar Assocation, the New York State Bar Association, the National Association of Realtors, the Rockland County Board of Realtors, the Westchester-Putnam Multiple Listings Service, and the Greater Hudson Valley Multiple Listings Service. He has the expertise necessary in the field of real estate valuation and property tax grievances to effectively safeguard your interests.
FOR A FREE CONSULTATION, CONTACT US BEFORE ITS TOO LATE!
AAA Property Tax Appeal, LLC
Tel: (914)-816-2700
We do
Westchester Tax Reduction, Serving ALL of Westchester County including all Westchester Towns and Cities
COVERED TOPICS:
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