Welcome to the Town of Hinsdale
Assessor's Office Web Site
Susan Putt, Assessor
4129 Route 16
Hinsdale, New York 14743
Phone: 716-557-2478
Office Hours: 11AM - 3 PM EST Tuesday
HOW TO USE THIS SITE
This site will provide general information about the assessment process. The links at the left will take you to information about property inventory, photos, assessments, sales, and search capabilities. This is under construction, please be patient. I hope to add other important information about our Town in the near future.
EXEMPTION FORMS
WHO IS THE ASSESSOR
The assessor is the official appointed by the Town Board to manage the functions of the assessment office. The assessor’s term of office is six years, and the appointee must obtain and retain state certification.Hinsdale's assessor is Susan Putt, who has been with the Town since 1998, and was appointed as assessor in 2001. The main function of the assessor is to estimate the value of real property within the Town’s borders. This value is converted into an assessment, which is one component in the computation of property tax bills.
The assessor maintains the assessment roll – the document that contains every property’s assessment. The physical description or inventory, exemption information, and value estimate of every piece of real estate in the municipality is kept up-to-date. This information is available on this site, or may be reviewed at Town Hall by appointment before the filing of the tentative assessment roll (May 1st each year). The only changes that can be made to the tentative assessment roll are through the formal grievance process with the Board of Assessment Review. After the Board of Assessment Review (BAR) has acted on assessment complaints and ordered changes, the tentative roll is made final (July 1st each year).
Assessors are interested only in fairly assessing property in their assessing unit. If your assessment seems correct but your tax bill still seems too high, the assessor cannot change that. Complaints to the assessor or the Board of Assessment Review must be about how the property is assessed. Complaints about high taxes should go directly to the taxing jurisdictions, such as the town or village board, school board or county legislature, who set the tax rates. The assessor does not set tax rates.
2006 Roll
Equalization Rate
What does your equalization rate mean?
An equalization rate of 100 means that the municipality is assessing property at 100 percent of market value.
An equalization rate of less than 100 means that the municipality’s total market value is greater than its assessed value.
An equalization rate of greater than 100 means that the total assessed value for the municipality is greater than its total market value.
Each roll year the State sets the equalization rate. This year that rate for Hinsdale is 89.00.
There would be no need for equalization if all municipalities assessed all property at 100 percent of market value every year.
2007 Equalization Rate
100% Great news! Please note your exemption amounts are also at full value.
Enhanced Star amount = $60,290 Basic Star amount = $31,850
Level Of Assessment
LEVEL OF ASSESSMENT BASICS
The Level of Assessment (LOA) is simply the percentage of full value at which properties are assessed within a community. For instance, an LOA of 50% would indicate that assessments are at half of the market value; an LOA of 100% represents a community that is assessing at full value.
In most states, assessments are required to be recorded at a single LOA, most commonly 100%. However, in New York State, each municipality is allowed to choose its LOA.
In New York, no matter what LOA the municipality uses, all of the assessments in the community are required by law to be at a “uniform percentage of value.” In other words, if a town chooses to assess at 40% of market value, then all of the properties in the town should be assessed at 40%. (Only New York City and Nassau County are authorized by State Law to assess each of four specific classes of property at different levels.)
This year(2006) Hinsdale's LOA was 89.00.
What is a RESIDENTIAL ASSESSMENT RATIO?
RPTL Article 7, Title 1 - A, Section 738 mandates the calculation of Residential Assessment Ratios (RARs) annually. RARs are used by Assessors as a general measure of assessment equity and by taxpayers in board of assessment review grievances and/or small claims hearings. RARs are NOT issued for: municipalities currently conducting revaluation projects; or who have fewer than 5 residential usable sales that year. The RAR is certified by the State Board no later than sixty days prior to the last day provided by law for the filing of the tentative assessment roll. The certified RAR and the number of sales used in its calculation are sent to the Office of Court Administration and to the appropriate County Director, County Clerk and Assessor.
To find out how RAR's are calculated
The RAR (residential ratio) is 97.02.
TAX RATES
Also each year the tax rates are figured by the budgets. For Hinsdale they are:
Multiply the following tax rates by the 2006 taxable assessed value:
Town: 7.101902
County: 8.804786
Medicaid: 5.408323
Fire: 1.334688
Water: 66.478873
(Please note only parcels within the water district pay the water rate)
2007 rates not available at this time for Town or County.
School Rates
Multiply the following tax rates by the 2006 taxable assessed value:
Hinsdale School: 19.727620
Cuba-Rushford: 24.029187
Portville Central: 24.389323
Allegany-Limestone: 19.665258
2007
Hinsdale School: $17.147276
Cuba-Rushford: $17.548626
Portville Central: $19.256331
Allegany-Limestone: $16.664723
HINSDALE REASSESSMENT PROGRAM
Completed. Equalization rate for 2007 is 100% Also exemptions are at 100%. Enhanced Star amount for 2007 is $60,290 and Basic Star exemption is $31,850!
RESOURCES AVAILABLE
1. Reports: Residential sales and property inventories will be published and available for inspection.
2. Internet Access: The assessment roll will be on the Internet where you can:
§ Verify property information
§ Review inventory data on your property
§ Review current sales information
§ Analyze sales information about similar properties
TIPS ON THE COMPARISON PROCESS
In comparing properties to yours, it is important to remember that location, style, age and size are critical to the comparison process. You should review sales of similar homes in the same general area and of similar size, and make your adjustments from the sale price of that home. Example: Waterfront properties should be compared with other waterfront properties. If you are comparing other assessments of properties that have not sold, don’t forget to check the data and make the necessary adjustments. BE REALISTIC.
The search engine that provides you with comparable on this website are only a tool, and may not be the same comparables that were used in your final value estimate. This is because your estimate was arrived at after careful review of all available comparables and a field review of the exterior of every property. Some of the sales you may find through other assessment sites on the internet may not be valid, arms’ length sales, so be sure that the sales you are using are true market value sales, and not foreclosures, etc.
INFORMAL REVIEW PROCESS
You will be able to make an appointment and discuss how your property had been assessed. If you feel the assessment is not what you could sell your property for please bring supporting documents with you baded on market sales.
Remember, your property was valued from outside. If you feel something inside your property affects the value you have to let us know.
WHAT KIND OF PROPERTY IS ASSESSED
All real property, commonly known as real estate, is assessed. Real property is defined as land and any permanent structures attached to it. Some examples of real property are houses, commercial buildings, vacant land, farms, etc.
HOW IS REAL PROPERTY ASSESSED
Before assessing any parcel of property, the assessor estimates the percentage of value at which all properties will be uniformly appraised. New York State law provides that all property within a municipality be assessed at a uniform percentage of market value.
A property’s value can be estimated in three different ways:
1. Market approach: The property is compared to others similar to it that have sold recently, using only valid sales where buyer and seller both acted without undue pressure. Most residential property is valued using this approach.
2. Cost approach: Calculate what the property would cost, using today’s labor and material prices, to compare a structure with a similar one. This method is used to value special purpose and utility properties.
3. Income approach: Analyze how much income a property, such as an apartment building or a store, would produce if rented. Operating expenses, insurance, financing terms, and expected income streams are some of the factors used in this method.
Information on "How to file a Grievance" and forms are available at
IF YOU WOULD LIKE TO LEARN MORE……..
IMPORTANT DATES IN THE ASSESSMENT CYCLE
March 1st: Taxable Status Date (the deadline for all exemption applications and the completion date for building permits)
May 1st: Tentative Assessment Roll is filed
4th Tuesday in May: Grievance Day (Board of Assessment Review meets to hear all complaints regarding assessments)
July 1st: Final Assessment Roll is filed
January 1st – March 1st: Exemption Application Period
IMPORTANT INFORMATION ABOUT THE STAR EXEMPTION
STAR is a statewide exemption that provides relief from school taxes, regardless of age or income. If you have never applied before, complete and return
form RP-425 found here and return to Town Hall by March 1
st, 2006.
There are two types of STAR:
Enhanced STAR is for those residents over 65 as of 12/07. For 2007, income limits have been increased to $67,850 in adjusted gross income. If you are applying for the first time, please submit a copy of your NYS driver’s license with your application and a copy of your 2005 NYS income tax return. No other tax year can be accepted. Enhanced STAR MUST be renewed each year. Some residents have opted to sign up for an automatic renewal, which requires completing form RP-425-IVP. Please submit this form if you want to renew automatically. If you do not file a New York State income tax return, you do not qualify for automatic renewal, and must renew you application annually.
Those residents who have already signed up for automatic renewal will receive a post card from us later in the fall, confirming your eligibility for 2007. IF YOU RECEIVE A POST CARD CONFIRMING YOUR ELIGIBILITY, YOU DO NOT NEED TO DO ANYTHING TO CONTINUE RECEIVING YOUR EXEMPTION. If you did not sign up for automatic renewal, you will receive a renewal form and filing information in the fall. WE WILL SEND YOU THE CORRECT FORM FOR THE PROGRAM YOU ARE IN.
Basic STAR is for all property owners under 65. There are no income requirements; the property simply must be your primary residence. Please complete and return form RP-425 to Town Hall by March 1, 2007 ONLY if you have never applied before. No renewals are required for Basic STAR.
Partial Tax Exemption For Real Property of Senior Citzens and for School Tax Relief (star) exemption This exemption has an income level that was just raised by the County and the Town Of Hinsdale of $18,500. Income must include all household income. And you ust be sixty-five (65) years of age or older.
THE GOAL OF THE ASSESSOR’S OFFICE IS TO DETERMINE THE FAIR AND EQUITABLE ASSESSMENT FOR YOUR PROPERTY.
If you have any questions or comments, please contact the Town of Hinsdale Assessor's Office at 716-557-2478
