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Friday, Nov 24th

Last updateWed, 22 Nov 2017 3pm

You are here: Home Real Estate Real Estate: 725 Residents File Tax Grievances Plus Sales, Featured Listings and Open Houses
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Real Estate: 725 Residents File Tax Grievances Plus Sales, Featured Listings and Open Houses

grievancesHow many homeowners grieved their tax assessment from the 2017 tax role? Village Manager Steve Pappalardo reviewed the numbers at the Scarsdale Village Board meeting on June 27 when he reported that as of June 20, Grievance Day, 725 grievances had been filed. He said that the Village Assessor had settled 65 of these before June 20th and the balance would be considered by the Board of Assessment Review (BAR) at five scheduled meetings in July and 10 more in August.

How does the number of grievances compare to prior years? Speaking during public comments Bob Harrison provided the following history of the numbers:

Tax Year        Number of Grievances:

2013                234
2014                951
2015                361
2016             1,103
2017                725

Mayor Dan Hochvert believes that some of the grievances this year may have been filed by those who were objecting to the value shown on their assessment that reflected the full market value based on the equalization rate that inflated the assessed value, rather than the assessed value assigned by the Scardsale Tax Assessor's Office.

Sales

Scarsdale:  

3SenecaRoad

3 Seneca Road: This latest KOSL Building signature home offers exceptional architectural details throughout, 10' ceilings on 1st floor, 9' on 2nd floor and finished basement. Spectacular golf course views. Very private park-like setting.

Sale Price: $3,500,000
Real Estate Taxes: TBD

  

68DrakeRoad

 

68 Drake Road: Bright updated six-bedroom classic center hall colonial on lushly landscaped level half acre. This centrally air conditioned home has new windows through most of the house, several newer bathrooms, exterior lighting to enhance the outside entertainment area and a big open kitchen/family room! Additionally, there is a big den/bedroom on the first floor and a large sunroom off the living room so everyone can spread out. Upstairs on the second floor is a master with two walk-in closets and a newer marble bathroom with separate shower and whirlpool tub, three bedrooms and an updated bathroom. On the third floor are two generous bedrooms and a newer bathroom. Invisible fence buried around property. 

Sale Price: $1,825,000
Real Estate Taxes: $33,743

24CambridgeRoad

24 Cambridge Road: Private country setting in the heart of the Greenacres estate area of Scarsdale. This unique home offers breathtaking curb appeal and a rare 0.76 private manicured acre in a quiet location within award winning Scarsdale School District. The exquisite formal rooms showcase sunny southern exposures and breathtaking views of serene private grounds. The expansive and bright living room offers two seating areas, a wood burning fireplace and large windows. The family room adjoins the living room offering an ideal layout for everyday family living and formal entertaining. The eat-in kitchen boasts generous storage including built-ins and two walk-in pantries. The second level has 5 spacious bedrooms and three full bathrooms. This property presents ample room for a pool and expansion.

Sale Price: $1,595,000
Real Estate Taxes: $39,335

34AspenRoad 34 Aspen Road: Elegant and sun-filled home is situated on Aspen Road in Scarsdale. Meticulously maintained four bedroom, three 1/2 bath home has it all. The spacious floor plan is ideal. A perfect flow for relaxing or entertaining indoors or out; professionally landscaped gardens in a private setting. Special details include a unique stone feature wall with fireplace in the gracious living room, skylights, a new roof, central A/C, heat, driveway with apron, mostly all replaced windows, and a full house generator. Gutters and downspouts are wired for heating. The grand master bedroom is complete with built-in drawers, walls of closets, dressing room, seating area and master bath. This special home has two family rooms. One with floor to ceiling windows is located on the main floor and the other is perfect for a playroom. A private guest suite completes the lower level.

Sale Price: $1,346,500
Real Estate Taxes: $25,581

76HuntingtonAve76 Huntington Avenue: Five bedroom, three full and two half-bath tudor with an open plan layout in Greenacres. This home blends an old-world, beautifully crafted stone and stucco exterior with modern spaces and upgrades. The first level offers an expansive open plan kitchen/family room across the back of the house, with sliders to a large deck and premium kitchen with granite counters and stainless appliances. The home boasts many new improvements: a brand new 7-zone ductless split HVAC system, all controlled by WiFi/phone app, a new boiler with 2-zones also controlled by WiFi/phone app, newly refinished floors throughout the first two levels, new hall bath and new carpeting in both bedrooms on the third level, refinished deck and front path, newly repaired and repainted exterior, new insulation under roof.

Sale Price: $1,193,888
Real Estate Taxes: $23,835

187MamaroneckRoad187 Mamaroneck Road: Lovely home with spacious, level 1/2 acre private property. Freshly painted and hardwood floors recently refinished. New furnace from October 2015. Conveniently located; the house is close to Scarsdale Middle School, Heathcote elementary school, shopping at Heathcote 5 Corners, Scarsdale Community Pool and French School.

Sale Price: $880,000
Real Estate Taxes: $25,605

176CalrenceRoad176 Clarence Road: Set on a tree lined street in the Edgewood section of Scarsdale is this charming Cape Cod style home on a beautiful ¼ of an acre. The home offers a lovely living room with double exposure and a fireplace. The dining room has sliding glass doors to a covered porch. The spacious eat in kitchen was recently renovated, and features granite countertops, stainless steel appliances, and hardwood floors. There is a large picture window that overlooks the spacious yard. Two bedrooms and an updated bathroom complete the first floor. Upstairs, there are two additional bedrooms and a full bathroom. The lower level has approximately 400 square feet of finished space. There is a one car detached garage, with an additional storage room behind it.

Sale Price: $875,000
Real Estate Taxes: $18,295

Edgemont:

1 CandlewoodCourt1 Candlewood Court: Colonial situated on .60 acres on a cul-de-sac in Edgemont. Spacious rooms with an intelligent layout and easy access out to the property. First floor rooms flow from the center hall and provide great space for entertaining, relaxing, or affording privacy. Kitchen with new dishwasher, microwave, new ovens and mudroom/laundry are located off the two-car garage. Den can be converted to a bedroom and the powder room to a full bath for those in need of a first floor bedroom. Second floor: Large master suite is located at one end, and four large bedrooms are located at the other. One bedroom off the back stairs has its own bath, perfect for a guest room or a nanny's room. Light from the two-story entry floods this floor. Freshly painted inside and out, new dimensional roof with guarantee with new sheathing, new large capacity leaders and gutters with leaf guards.

Sale Price: $1,526,004
Real Estate Taxes: $38,806

27PennyLane27 Penny Lane: Home on nearly half an acre on one of Edgemont's most coveted streets. Lovingly maintained and beautifully renovated, this property offers tranquility from every inch of its 3,800 square feet. Enter through the foyer and into the formal living room, across from an enormous and open formal dining room. There's no doubt you'll appreciate the large and updated eat-in-kitchen with center island, granite counters, Miele and Sub-Zero appliances, and every functional amenity that would make this the perfect family home. You'll love to entertain guests in the private family room that features a beautiful stone accent wall, wood burning fireplace and custom built-in cabinetry. This home is thoughtfully laid out as each bedroom in the home is joined with a full bathroom and generous storage space. The finished lower level offers interesting possibilities with outdoor access, a wet bar and 2 car garage.

Sale Price: $1,350,000
Real Estate Taxes: $33,692

35HenryStreet35 Henry Street: Beautifully maintained side split with eat-in kitchen and freshly painted interior. New bathrooms, hot water heater, and induction cook top. Roof replaced in 2010. Well maintained. Very spacious layout for easy entertaining of family and friends. Easy walk to all schools and train. Professionally landscaped property with huge backyard and refinished deck invite entertaining family and friends.

Sale Price: $1,275,000
Real Estate Taxes: $30,536
 

5RobinHillRoad

5 Robin Hill Road: This sun filled home with park-like property. Situated on almost half an acre of gorgeous property. The first level features a renovated kitchen, spacious dining room and large and inviting living room with double height ceilings, a stunning bay window, fireplace and new sliding doors out to the stone patio and yard. Upstairs enjoy a spacious master suite with bath as well as two additional bedrooms and hall bath. The lower level offers a family room and half bath with an entrance out to the stone patio and yard. Many recent updates include new windows ('03), new furnace ('01), new a/c ('07), new 200 amp panel ('07), new roof ('06), new water heater, new w/d ('16), new patio sliding door ('16).

Sale Price: $1,225,000

Real Estate Taxes: $32,725 

Featured Listings:

28 Rectory28 Rectory Lane, Scarsdale
Custom colonial to be built by one of Scarsdale's finest local builders who is well known for incredible finishes and has a stellar reputation. This home in the prestigious, historic Scarsdale neighborhood is not only located in one of the most convenient locations in town but will have everything the discerning buyer wants!platinumdrive175
Listing Agent: Heather Harrison 917.299.7490. Learn more here:

List Price: $3,499,000

44 Meadow Road44 Meadow Road, Scarsdale
Masterful design and modern luxury are uniquely embodied in this one of a kind custom rebuilt home. Grand entryway features a sweeping staircase that draws you into ideal layout for entertaining. Living is easy in this impressive residence within walking distance to elementary school and worship.
platinumdrive175Listing Agent: Heather Harrison 917.299.7490. Learn more here:

List Price: $2,995,000

12 Kolbert12 Kolbert Drive, Scarsdale
This modern colonial was extensively renovated on the interior and exterior in 2014 with the finest craftsmanship and design. Move right in and enjoy this contemporary colonial with every amenity imaginable including a gorgeous heated pool and spa on a lush .5 acre of park like property.platinumdrive175
Listing Agent: Heather Harrison 917.299.7490. Learn more here:

List Price: $2,450,000

9 TylerRoad9 Tyler Road, Scarsdale
Move right in to this updated, sunny and meticulously maintained 4 bedroom colonial on a quiet street in Heathcote. Eat in kitchen with stainless steel appliances, Viking stovetop and double Viking oven, opens to deck overlooking quiet yard.
platinumdrive175Listing Agent: Amy Travis 914.420.7381. Learn more here:

List Price: $1,775,000

43FerncliffRoad43 Ferncliff Road, Scarsdale
Set on a sunny knoll, this well-maintained English Tudor is walking distance to Scarsdale village and the Metro North train station, grade school, high school and library. Features include an inviting center hall, large living room with gas fireplace, family room with walls of windows and French doors to private terrace. HoulihanLawrence2017Scarsdale Office: 914-723-8877. 

Learn more here:

 List Price: $1,099,000

11jaredDrive11 Jared Drive, White Plains
Gracious elegant Townhouse in coveted Gedney Commons. This sun filled end unit features a generous first floor living area, spacious kitchen with Center Island, greenhouse eating area and cabinets galore. Walk out from the dining room to a very private deck surrounded by lush landscaping. HoulihanLawrence2017Scarsdale Office: 914-723-8877. Learn more here:

List Price: $825,000

Open Houses:

28 ParkfieldRoad28 Parkfield Road Scarsdale
Open House Sunday July 2, 1-3PM

Enjoy a short walk to train (32 minute express to Grand Central) from this ideally located and newly renovated Fox Meadow Colonial in Scarsdale! This home features a fabulous layout for casual living and formal entertaining with a gorgeous open-plan new premium eat-in chef's kitchen. Scarsdale Office: 914-723-8877. Learn more here:HoulihanLawrence2017

List Price: $2,098,000

85PophamRoad85 Popham Road Scarsdale
Open House Sunday 7/02/2017 2-4:00 PM

This home has it all -- A+ location just a short walk to downtown Scarsdale and Metro North station, A+ renovation with gorgeous kitchen and baths, plus Scarsdale schools! The first level features a 2016 renovated chef's eat-in-kitchen with Silostone Island, top-of-line stainless appliances. HoulihanLawrence2017Don't miss this Fox Meadow gem! Scarsdale Office: 914-723-8877. Learn more here:

List Price: $1,625,000

Comments   

+6 #2 Robert Berg 2017-06-30 14:06
I watched the video of the Mayor's and Village Manager's comments at the Village Board meeting on the filing of 725 new grievances challenging the property owners' 2017 tentative assessments.

The Mayor speculated on the reason there are so many new filings this year. The Mayor suggested that many of these grievants were confused by the inclusion on their 2017 county tax bills in April by the fair market value of their properties, in addition to their assessed values. Apparently, the Mayor posits that these property owners mistakenly believed that their property taxes are based on the fair market values of their properties, rather than their assessed values.

I think the Mayor's explanation just confuses the public even more.

Had JF Ryan conducted the 2016 revaluation competently, the assessed values would be equal to the fair market values. The whole idea of a townwide revaluation is to assess properties at 100% of fair market value. That's what Tyler Technologies did in the 2014 revaluation, and that's what happens in virtually all townwide revaluations. Because JF Ryan did such a pathetic job, however, the State of New York came in and determined that Ryan's total valuation of properties in Scarsdale was $1 billion shy of the actual fair market value of all properties in Scarsdale. Accordingly, in November 2017, the State of New York imposed an equalization rate of .8914, meaning that the assessed values of each property represents only 89.14% of the fair market value of the property.

Basically, whatever value for your property that Ryan came up with (or that the Board of Assessment Review lowered your valuation to if you grieved Ryan's valuation) has been inflated by 11% by the State of New York.

So, by dint of the State's finding that Ryan botched the job, the State raised the valuation of every single property in Scarsdale by 11%.

This became clear to many Scarsdale residents only when they looked at their 2017 county tax bills and saw the purported fair market value of their properties was 11% higher than what Ryan said it was (or that the Board of Assessment Review had lowered their valuation to).

IMHO, once property owners saw these higher fair market values on their county tax bills, they were able to step back and say "Hey, my property is not worth what this bill states is the fair market value of my property," and then decided to file a 2017 property tax grievance with the Board of Assessment.

Normally, when a townwide revaluation occurs, there's a spike in the filing of grievances that year as those owners who see their valuations go up more than they expected file a grievance to try to lower their assessment. We saw that with the Tyler revaluation in 2014. But in the years after a properly conducted revaluation, the number of filings typically plummets. We saw that too in the second year after Tyler.

Ryan's work, however, was so pathetic that it caused a record number of grievances to be filed in 2016 followed by the third highest number of grievances to be filed this year.

This year's hefty 725 grievances is a testament to the terrible work done by Ryan, which our assessor's office and Village Board approved.

Sadly, this is not a costless exercise for our residents. In order to successfully challenge an assessment before the Board of Assessment Review, the property owner has the burden of proof because the Town's assessment is considered presumptively valid. The property owner has to provide convincing evidence that her property is overvalued. That's typically done by providing an independent appraisal by a licensed appraisal. Such appraisals cost anywhere from $350 to $1000 per property.

Moreover, most residents who file grievances use a professional firm to prosecute their claims, and generally pay 50% of the first year's savings from a lowered assessment to the firm. This fee often amounts to thousands of dollars.

So once again, Ryan wreaks his havoc upon the innocent property owners of Scarsdale, and the Village Board does nothing to hold him or the assessor's office accountable.

What's surprising actually is that so few Scarsdale property owners filed grievances this year. Given the imposition of the equalization rate, in my estimation, several thousand property owners had viable cases for lowering their assessments. I suspect that everyone is so burnt out by the revaluation debacle that most residents just gave up.
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-1 #1 Equalization Rate? 2017-06-28 16:21
I don't know what to make of the statement attributed to Mayor Hochvert above: "Mayor Dan Hochvert believes that some of the grievances this year may have been filed by those who were objecting to the value shown on their assessment that reflected the full market value based on the equalization rate that inflated the assessed value, rather than the assessed value assigned by the Scarsdale Tax Assessor's Office."

If a property is "assessed" at 100% of fair market value, but the entire community is claimed to be assessed at a uniform percentage of fair market value less than 100% (for Scarsdale this year the equalization rate was 90.5% and the tentative assessment roll indicates assessment at a uniform percentage of value equal to 90.5%) then a house assessed at 100% is assessed at a higher percentage of fair market value than the assessed value of other real property on the assessment roll (i.e., 100% is greater than 90.5%). That is a perfectly acceptable basis for challenging assessment - not "excessive assessment" but "unequal assessment."

Was Mayor Hochvert just noting the issue for reference (i.e., that more challenges this year were based on unequal assessment rather than excessive assessment) or was he suggesting that only properties whose assessed value is over fair market value would have a valid basis to challenge their assessment?
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