The Nassau County Department of Assessment determines an assessed value for every residential property based on market value estimated as of January 2nd each year.  The tentative assessed value for your property is based on its market value as of January 2, 2010, and will be used commencing with the October 2011 School Tax and January 2012 General Tax.

Annual reassessment was mandated for 3 years under the supervision of the New York State Supreme Court.  Since annual reassessment helps ensure fairness and equity for all property owners, the Department of Assessment has recognized the need to maintain the accuracy of the assessment rolls.

When there has been a recent sale on the Subject parcel:

• Take the MRA Estimate, the Weighted Average, and the Subject’s Adjusted Sales Price
• Add the 3 numbers
• Divide by 3 to find the average

For all other residential parcels:

• Take the MRA Estimate and the Weighted Average
• Add the 2 numbers
• Divide by 2 to find the average

Note: Properties that are under construction and properties that are unique may be valued using an alternate method.

Fair Market Value is the value determined by the Department of Assessment, which reflects the amount of money a buyer would be willing to pay a seller for property offered for sale on an open market, over a reasonable amount of time, where both the buyer and seller are well informed and neither is under undue pressure to act. The Adjusted Market Value is used in the calculation of property taxes and as the basis for filing an appeal; it reflects any and all adjustments and limitations on increases in assessed value.

The Level of Assessment (LOA) is a percentage of Market Value at which properties are assessed within a class.  The LOA is set by the Department of Assessment and may vary by tax year. For the 2011/2012 tax year, the LOA is .25% for Class I properties (including one, two and three-family houses and residential condominiums of three stories or less and most residential vacant land) and 1% for Class II (including apartment buildings, residential cooperatives and residential condominiums of four stories or more) and Class IV properties (including primarily commercial and business properties and commercial vacant land).

Assessed Value Capped at 6% - For Class I Properties (including one, two and three-family houses and residential condominiums of three stories or less and most residential vacant land):
Your property’s adjusted market value is multiplied by the level of assessment to determine the assessed value.  The assessed value of residential properties will not increase more than 6% each year and 20% over 5 five years (additions and renovations are not subject to this limitation).

Transitional Assessed Value - For Class II Properties (including apartment buildings, residential cooperatives and residential condominiums of four stories or more) and Class IV Properties (including primarily commercial and business properties and commercial vacant land):
Any increase in assessed value from the prior tax year will be phased in by equal amounts over a five-year period (additions and renovations are not subject to this limitation).

For Class I Properties (Including one, two and three family houses and residential condominiums of three stories or less and most residential vacant land), your assessed value will not increase more than 6% each year – or 20% over five years.
Note: Additions and renovations are not subject to the limitation.

Per law, Nassau County is using sales information from January 2008 through October 2009 for the 2011/2012 assessed values.  The 2011/2012 Assessment Roll will reflect any market changes occurring in that time period. 

The Assessment Department no longer uses the 1938 historical cost to determine assessed values.
We now determine assessed values based on market value. As a result, we cannot cost the value of an improvement to provide taxpayers with an estimate of the change in assessed value or taxes.
The value added to a property is based upon what the market place has determined is the value of that particular improvement, as opposed to the cost of the materials and labor.
For example, the impact of a new dormer on the market value of a home in Nassau County could be substantial. As a guideline for determining the impact of change to the market value, you may want to consider how much more a potential buyer would spend for a home with a new dormer versus an identical home without a dormer.

In addition, the market may place premiums for certain types of improvements based on the neighborhood or quality of the improvement. Thus, it is no longer feasible for the Department to continue the policy of providing estimates.

The Assessor’s role is to place fair market value on real property.  However, information regarding taxes on a property can be obtained by contacting The Department of Assessment or visiting our Website.
The Department of Assessment does not levy taxes nor set the tax rates. Tax rates are set by and are the responsibility of taxing jurisdictions, such as school districts, county, town, village, and special districts (i.e. water & sanitation). Your property taxes are primarily driven by how much local government spends. The more local government spends, the more you will pay in property taxes. Your assessment determines who will pay what share of property taxes for local governments’ tax levies.

Nassau County property owners may challenge their property's assessment by filing an Application for Correction of Assessment with the Assessment Review Commission (ARC).  ARC is an independent agency comprised of nine commissioners and staff of professional appraisers who review every application. ARC may reduce assessments, correct errors in tax class designations, and review denials of exemptions. ARC only reviews assessments that have been challenged.

ARC may be reached at 516-571-2391.  Applications for Correction of Assessment can be filed on-line at www.nassaucountyny.gov/agencies/ARC/

No.  The Department of Assessment can provide information on assessed values, property inventories, and comparable sales by mail, via this website, or at 240 Old Country Road, Mineola, New York 11501.  Property owners requiring additional information on the grievance application or procedures should contact The Assessment Review Commission.

Since Nassau County reassesses properties annually, the Assessment Review Commission is the entity to process and determine grievances filed by property owners in Nassau County.

A complete field inspection (exterior and interior) is recommended.  A staff member will set up an appointment.  A property owner must be aware that any changes made this year will not be reflected until the 2012/2013 assessment.
A property owner who requests a field inspection may also want to file with ARC to protect their rights. Filing with ARC from January 2, 2010 through March 1, 2010 is the only way to challenge or change values on the 2011/2012 Tentative Assessment Roll.

No.  ARC can only deny your request or lower your assessed value.

Yes. If ARC denies a property owner’s challenge, they may file a Small Claims Assessment Review (SCAR). If you own and live in a one, two or three-family house or a condominium unit in a development of three stories or less and you are not satisfied with the ARC decision, you may go to a special small claims court. The Filing fee is $30.  A court-appointed hearing officer will conduct a hearing and may order the Department to lower your assessment but cannot order it raised.

Once the Department of Assessment publishes the final assessment roll (April 1st), you must file with SCAR within thirty days. However, if the Assessment Review Commission has not rendered a decision until after April 1, the property owner may file for a Small Claims Assessment Review within 30 days of ARC's decision. Forms are available from the Nassau County Clerk's Office, 240 Old Country Road, Mineola, New York 11501.
SCAR costs considerably less than an Article 7 Filing in Supreme Court. Claimants do not need to have an attorney. State law requires that you receive an answer from the small claims referee within thirty days after the hearing. There is a 25% limit to the amount of the assessment reduction.  You can only file if you live in and own the home.

Property specific exemption information is available on-line at:
www.nassaucountyny.gov/mynassauproperty/property_search.jsp

Basic information is available at:
www.nassaucountyny.gov/agencies/Assessor/GeneralInfo/Exemptions.html

• STAR / Enhanced STAR – The STAR program provides an exemption from school property taxes for owner-occupied primary residences and certain mixed use properties. This is a state-financed exemption. Senior citizens meeting specific income criteria are eligible for "Enhanced" STAR. All other primary-residence homeowners in Nassau are eligible for "Basic" STAR program. 
  
  
• Senior - Senior Citizens Exemptions may apply to county, town or city, and highway taxes. They apply to school taxes too, unless the eligible senior has a child living on the premises and attending public school. The Senior Citizens exemption does not apply to special district taxes.  Eligible seniors receive a property tax reduction of five to fifty percent if the combined annual income of all the owners combined is within the range specified by state law.
  
  
• Veterans – The Veterans Exemption may apply to county, town or city, and highway taxes, but not to school or special district taxes. There are three types of Veteran Exemptions available - the Alternative Veteran Exemption, the Eligible Funds Veteran Exemption, and the Cold War Veterans Exemption.
  
  
• Home Improvement - The Home Improvement Exemption is an eight-year decreasing exemption on alterations, reconstructions or improvements which increase the assessed value of a one or two family home. In the first year, 100 percent of the assessed value of the improvement is exempt up to $80,000; in the second year, 87.5 percent; in the third year, 75 percent and so on.
  
  
• Other Exemptions include:

• Volunteer Firefighter & Ambulance Worker Property Tax Exemption
• Persons with Disabilities and Limited Incomes Partial Property Taxes Exemption
• Physically Disabled Tax Reduction Program
• Non-Profit / Religious
• Business

To learn more about the requirements or for further information, please call 516-571-1500.

HELPFUL WEBSITES

Nassau County Main Site

www.nassaucountyny.gov/

Nassau County Department of Assessment

General Information:
www.nassaucountyny.gov/agencies/Assessor/index.html

Property Search:
www.nassaucountyny.gov/mynassauproperty/property_search.jsp

Exemption Information:
www.nassaucountyny.gov/agencies/Assessor/GeneralInfo/Exemptions.html

Nassau County Assessment Review Commission – Assessment Challenge Information

www.nassaucountyny.gov/wps51/portal/AROW

New York State Office of Real Property Services

www.orps.state.ny.us/