Assessment Grievances are Few in Bedford

The deadline to challenge property assessments—"grievance day"—has passed, but Bedford residents have not in large numbers filed applications to lower property taxes.

After the June 15 deadline, the town assessor's office had only received 95 residential grievances, compared to about 40 in 2008; there were roughly 40commerical grievances each year. Though the number more than doubled, Town Assessor Tom Polzella said it wasn't a huge burden.

"That's only 95 grievances on 6,300 parcels in the town—it only represents 2 percent of properties. We did OK, compared to other municipalities," he said.

In nearby Yorktown Heights, about 400 grievances, or 3 percent of properties, were filed—the highest the town has seen in ten years, according to its assessment office.

"People are frustrated with their tax bills," said Kim Penner, a property appraiser in Yorktown. Further south, in the town of Rye, 800 grievances were filed this year—about 6 percent of properties—a  jump from 500 in 2008.

Westchester County taxes are among the highest in the nation, with residents paying an average bill of $8,890, according to reports from Tax Foundation, a national watchdog group.

The tax rate in Bedford is slightly more than $63 per thousand of assessed value. The average tax bill is difficult to calculate given the number of special districts, but the average assessment in Bedford is $64,000, according to Polzella.

One of the main reasons Bedford had so few assessment challenges is the work that Polzella does ahead of the deadline, said Jack Lange, who chairs the Board of Assessment Review.

"He listens to taxpayers, and if they have a legitimate grounds for an adjustment, he will do it. He's tough, but fair," said Lange, who has been on the board for 20 years.

Katonah resident Larry Codacovi said he approached Polzella last year when he felt his taxes were too high. After having a competitive market appraisal done by real estate broker Sonja Lovas, he submitted his application and had the taxes reduced on his 4,500 sq. foot Reynolds Lane home, from about $32,000 in taxes to $24,000.

"The taxes just keep going up," said Codacovi, who is now putting his home on the market. "It was pretty a painless process, and every dollar helps." He expects the lowered taxes to help him in the sale of his home.

The board is in the midst of reviewing the grievances and may request additional documentation from property owners. They are expected to reach their decisions by September.

If a homeowner is unhappy with the decision, they may decide to appeal through small claims court; commercial property owners may pursue a certiorari claim. Only a handful of cases are outstanding from previous years, said Lange.

By October 15, assessments are finalized and factored into the town budget.  Any short-term taxpayer gain from an assessment adjustment may impact the town's overall finances.

"We may have some new construction to offset adjustments, but value lost through  grievances must be made up in either the tax rate, or through a lowered budget," said Polzella.