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In our many years of experiencce performing tax/assessment appeals we have found there to be typically increases in market values and sales prices of homes that have had tax appeals in prior years. We know why! Prospective buyers are only willing to spend a certain amout of money when buying a home and evaluate the total cost of ownership of a home when determining if a property is right for them. These costs typically include mortgage, taxes and insurance. If the total cost of ownership is reduced by lowering the taxes the buyer can afford to spend more for a home. In my experience, I have completed assessment appeals of almost entire subdivisions and  have found that increases of 10% to 15% or higher in those developments were not uncommon. Realtors will commonly come to me for assistance in appealing taxes on homes that are sitting on the market because they know the home will sell with lower taxes. Lower taxes can mean higher prices! I know you’re asking “where do I sign up?” Here is your opportunity to at no cost at least have a real estate professional review your property online. What is there to lose? Sign up for a free evaluation now!

Absolutely not.  To be qualified for a refund there will have to be an error in your assessment that is not offset by additional improvements to the property not noted by the assessment office.  These errors will need to be identified and a reduction will need to be made based on these errors.  Then you may request a refund for the errors.  Over many years of performing assessment appeals we have found property records in the assessment office to sometimes have small errors or significant errors.  What these means to you.  If we determine the assessment to be incorrect you may be entitled to a refund based on that error in assessment for up to six year of ownership or the length of time you have owned the home whichever is less.  Example: Think about this as an example only.  If a homeowners real estate taxes are $5,000 per year and we find an error that results in a 15% change in assessment the homeowner may be entitled to receive that money for 6 years of ownership!  That’s not just a reduction but a check written to the homweowner for $4,500!!!  Believe it or not these errors in assessment are not that uncommon.  I have seen refunds much higher than this!

All properties do not qualify for an assessment appeal.  Our results are not guaranteed; however, we make every effort to evaluate your property to determine if you qualify for an assessment appeal and assist in the process.  Market values in the Northeastern Pennsylvania, especially the Pocono Region, have fallen from their highs in 2006 and 2007 while some areas are slowly seeing increases again many areas are plagued by foreclosures, high real estate taxes and low market values.  Many homes are underwater and valued well below their original purchase price and even their mortgage.  This is a sad situation; however, we are here to help.  If we complete an appraisal on your home  and find the assessed value to be higher than the market value using the predetermined ratio or common level ratio we will appear at your assessment hearing to testify and to present our findings in the appraisal report to help lower your assessment.  Example: Again if a homeowner is paying $5,000 a year in taxes and our work results in a 30% tax reduction the homeowners first year savings alone will be $1,500.  Their second year savings will be an additional $1,500 totaling $3,000.  We have personally assisted in reductions of $5,000 to $6,000 and higher in the first year!  This is not uncommon in certain counties as market values have declined so much that the assessed values are significantly higher than market value when using the predetermined ration or common level ratio.

There are a multitude of possible benefits, some of which could be:

• It may help you sell your home
• You could get a tax refund
• You could have your future real estate taxes reduced
• All of the above!

The Common Level Ratio (CLR) reflects the level of assessment in a county at a particular time. Further defined in Pennsylvania law, “Common Level Ratio shall mean the ratio of assessed value to current market value used generally in the county as last determined by the State Tax Equalization Board (STEB).”

Pennsylvania law mandates STEB to use “statistically acceptable techniques” in arriving at the CLR. STEB uses the arithmetic “mean” ratio as the CLR. The “mean” or average method in calculating the CLR, this process includes sales of all property types and may include extremely large and small values (a.k.a. “outliers”); STEB will take into consideration and calculate a range.

The CLR is used in the appeal process only, when a county’s Pre-Determined Ratio (PDR) differs more than 15%. The CLR is NOT used in determining market value.

The Pre-Determined Ratio (PDR) is the fixed ratio set by the county commissioners at the time of reassessment. The ratio can be set up to 100 percent and is further defined, in Pennsylvania law, “Established Pre-Determined Ratio shall mean the ratio of assessed value to market value established and uniformly applied in determining assessed value in any year.”

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