Lower Your Nassau County Property Taxes: A Guide to Grievances

Property taxes can be a significant expense for homeowners in Nassau County. Fortunately, you have the right to challenge your property's assessed value if you believe it's inaccurate. Here's a guide to navigating the process:

Understanding Your Assessment

The first step is to carefully review your property tax assessment letter. This document details information like your home's assessed value, land value, legal description, and lot size. The assessed value directly impacts your tax bill, so it's crucial to ensure its accuracy.

Considering an Appeal

Appealing your assessment requires some effort, so it's essential to weigh the potential benefits. Reducing your assessed value by 15% can translate to a similar decrease in your tax bill.  Since Nassau County has a higher tax rate compared to Suffolk County, the potential savings are even greater. Additionally, areas with higher property values generally offer more significant savings through successful appeals.

Verifying Information and Gathering Evidence

Double-check all the details on your assessment letter, including lot size, number of bedrooms and bathrooms, and any other listed features. If you find errors, contact your local assessor's office immediately to have them corrected.

Next, gather evidence to support your case. Research similar properties (comps) recently sold in your neighborhood. Look for properties with comparable size, style, condition, and location. Utilize online resources like Realtor.com or consider hiring a realtor for a more comprehensive search. For a professional opinion, you can obtain an appraisal, though it comes with a cost of $350-$600.

When researching comps, verify their assessed values. If comparable homes have lower assessments, you can use this data to argue that your own assessment is too high. You can potentially strengthen your case by demonstrating a lack of equity compared to similar properties. For example, if your home sustained water damage while a neighbor recently added an extension, it weakens the comparability of the properties.

Presenting Your Case and Potential Review

Contact your local assessor's office to discuss your concerns. If they remain unresolved, request a formal review. Submit the necessary paperwork and adhere to deadlines. Reviews typically take 30-90 days and usually don't require an in-person appearance. You'll receive a written decision after the review is complete.

Appeal Options if Dissatisfied

If the review outcome isn't favorable, you can appeal to the NYS Supreme Court's Small Claims Assessment Review Division (SCAR).  While hiring a tax grievance company isn't mandatory, a filing fee of $30 may apply.  Be aware that this process can take up to a year and a half.  However, statistics show that over half of tax appeals in Nassau County are successful.

Important Considerations

• Only your property's assessed value can be reduced, not the tax rate itself.

• New York State law prohibits increasing your assessment due to an appeal.

• Reducing your assessment before selling your home might negatively impact the final sale price.

Exploring Property Tax Exemptions

Consider whether you qualify for property tax exemptions based on factors like age, disability, or military service. Your local assessor's office can assist with these inquiries.

By understanding the assessment process and gathering the right evidence, you can potentially lower your property taxes and ensure you're paying a fair share in Nassau County.