Tax Appeal Services
At Bogris Appraisal LLC we pride ourselves on being New Jersey property tax appeal experts. Our tax appeal services include assessment consulting, preparing appraisal reports for the intended use of assisting with property assessment appeals and giving expert witness testimony at County Tax Board hearings and in New Jersey State Tax Court. We have a proven track record of successfully assisting property owners with reducing their property assessments and therefore annual property taxes in cases where properties are being over assessed.
Call us today at (201) 773 3282 to inquire about how we can help you with appealing your property assessments!
Further information regarding New Jersey Tax Appeals is as follows:
What is the basis for my property assessment?
True Market Value Standard
“Common Level Range” Standard
The New Jersey State Division of Taxation, with the assistance of municipal tax assessors, annually conducts statewide fiscal year sales surveys to investigate market activity. Sale value is compared to assessed value individually to determine an average level of assessment in a municipality. From this analysis, an average ratio is developed from all arm’s length property sales to reflect the assessment level in a given municipality.
In any given year, except for the year a revaluation is implemented, the common level of assessment is the average ratio of the district in which your property is located, and is used by the County Tax Board to determine the fairness of your assessment.
The “average ratio” of assessed value to true value of real property for a taxing district, means the ratio promulgated by the Director of the Division of Taxation pursuant to P.L. 1954, C 86 (C.54:1-35.1 et seq.) as of October 1 of the year preceding the current tax year.
The “common level range” for a taxing district is that range which is plus or minus 15% of the average ratio for that district. Find your towns ratio below: http://www.state.nj.us/treasury/taxation/lpt/chapter123.shtml
Is my property assessment fair? How can I tell if my property is being over assessed?
If the ratio of assessed value to true value exceeds the average ratio by 15%, the assessment is reduced to the common level.
The County Tax Board determines that the assessments falls within this common level range, no adjustment is made.
If the assessed value to true value ratio falls below the common level, the County Tax Board must increase the assessment to the common level.
The Chapter 123 test assumes the taxpayer will supply the County Tax Board with sufficient evidence to determine the true market value of the property subject to appeal.
County Tax Board Hearing
Other than a municipal assessor, an expert witness is anyone employed as a real estate appraiser, and designated as a real estate appraiser by legitimate associations of professionalism, according to the licensing or certification requirements of the State of New Jersey.
If you intend to rely on an expert witness testimony at your hearing, you must supply a copy of the appraisal report for the assessor and each County Tax Board member at least 7 days before the scheduled hearing. The appraiser who completes the report must be available at the hearing to testify and to afford the municipality an opportunity to cross-examine the witness.
A hearing is always necessary; however, if the assessor, municipal attorney, and taxpayer agree to a settlement or otherwise resolve the issues, it may not be necessary for you to attend your hearing. Settlement stipulations must be submitted to and approved by the County Tax Board . Should the Tax Board disapprove the stipulation, a formal appeal hearing would then be scheduled.
As the appellant, the burden is on you to prove that your assessment is in error, unreasonable, excessive, or discriminatory. You must suggest a more appropriate value by showing the Tax Board the market value of the property as of October 1 of the pretax year. To proceed with an appeal, all taxes and municipal charges up to and including the first quarter of the tax year must be paid.
The taxpayer must be persuasive and present credible evidence. Credible evidence is supported by fact, not assumptions or beliefs. Photographs of both the subject property (the property under appeal) and comparable properties are useful in illustrating your argument. Factual evidence concerning special circumstances is necessary. For example, if the property cannot be further developed, e.g. conservation restriction, supporting evidence must be provided. In the context of an appeal, taxpayers can review Property Record Cards which are available at the local tax office. The most credible evidence is recent comparable sales of other properties of a similar type in your neighborhood.
When using comparable sales, a listing of 3 to 5 sales should be attached to your appeal at the time of filing. Your assessor and County Tax Board Commissioners must receive copies of your comparables at least 7 days before your hearing for them to be discussed. Sales ratio forms, called SR-1A’s, (available at the County Tax Board) and deeds (available at the County Clerk’s office) are public records and can be used to identify comparable sales and their significant characteristics. Comparable means that most of the characteristics of your property and the neighboring properties sold are similar.
Be able to give full property descriptions and be knowledgeable of the conditions, including financing, of the cited sales. Some characteristics that would make a property comparable are: recent sale price, similar square footage of living area measured from the exterior, similar lot size or acreage, proximity to your property, the same zoning use (e.g. duplex in a duplex zone), and similar age, construction and style of structure.
Tax Board Judgment
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