WHAT IS A TAX ASSESSMENT?
A “tax assessment” is a monetary figure (‘price tag’) that the Town Assessor is obligated to place upon each individual parcel of property in a particular Town. This figure is supposed to represent the Full Market Value (FMV) of the parcel taking into account many variables such as Location, Size, and Condition. Full Market Value is best determined by comparing the parcel to other parcels that have recently (0-36 months) sold if those other parcels are relatively similar in Location, Size, and Condition. The “tax assessment” when multiplied by the applicable Town, County and School District tax rates is how your final tax bills are calculated.
FULL MARKET VALUE
The Full Market Value of your property is what the property is supposed to be worth on the ‘open’ market. This is the key value number to review and compare whether you are over-assessed or not.
TOTAL ASSESSED VALUE
This is the number that when multiplied by your Town’s total tax rate (including School tax rate, County tax rate, and Town tax rate) equals your total annual tax bill.
UNIFORM % OF VALUE
This is the percent of full market value that your “Assessed Value” (AV) is set at. In other words, if your AV is set at $100,000 and the Town you live in assesses at 94% of full market value, then your “Full Market Value” figure will be $106,382
(94,000 / .94% = 106,382)
WHAT YOU NEED TO KNOW
What you need to know: If your Town (and most Towns do in Monroe County), assesses at 100%, then the 2 numbers (FMV and AV) should be and will be the same. Then you just need to determine if your Property is truly worth that much on the open market.
If you live in the Town of Webster, where the Town currently assesses at 74%, then these 2 numbers will be drastically different and you must compare your home’s value to the FULL MARKET VALUE, not the assessed value.
Example: Webster AV: $300,000
Webster FMV: $405,400
% of Value: 74
Is your House worth $405,400?
WE GET RESULTS!
Here are the facts:
FACT: The Tax Opposer has saved homeowners over $9,000,000 off their property tax bills since 2009!
FACT: The Tax Opposer has won over 97% of its cases in Monroe County since 2009!
FACT: YOU will not spend a penny unless your taxes are lowered! That’s right, if we don’t win, it costs you nothing!
FACT: Other companies will charge YOU as much as $350.00 for an appraisal and then leave YOU to do all the work, filling out forms and arguing the case on your own.