Equalization rate: represents the average level of assessment in each community. For example, an equalization rate of 71 means that, on average, the property in a community is being assessed at 71% of its market value. The words "on average" are stressed to emphasize that that an equalization rate of 71 does not mean that each and every property is assessed at 71% of full value. Some may be assessed lower, while others may be assessed higher.
Equalization rates are established by the New York State Board of Equalization and Assessment. School districts that comprise more than one city, town or village must use the equalization rate to determine the tax rates for each municipality. The purpose is to bring equity to how the taxes are distributed in any one school district, so that ideally a home with a full market value of $100,000 in one community will pay the same taxes as a home with a market value of $100,000 in the next community, regardless of how those two homes are assessed.
Reassessment: is a systematic analysis of all locally assessed properties (both commercial and residential) to reflect current market prices and further assure that each property owner pays only their fair share of the tax burden.
With a reassessment comes a redistribution of taxes. This process does not result in a windfall of new revenue for the school district, town, or county, nor does the reassessment change the total amount of taxes that the school district must collect; it merely redistributes who pays them.
In theory, rising assessments will result in a decrease in the tax rate (everything else being equal), as there is now a larger tax base from which the school may generate the same amount of tax dollars. If a property owner’s assessment doubles, their tax bill will not double – in fact, it may remain about the same, increase slightly, or even decrease depending on the final tax rate.
STAR: New York State School Tax Relief program that provides an exemption from school property taxes for owner-occupied, primary residences. This state-financed exemption is authorized by Section 425 of the Real Property Tax Law. You must apply for the STAR exemption. Senior citizens with combined incomes that do not exceed $62,200 may qualify for an enhanced exemption.
Tax Certiorari: The legal process by which a property owner can challenge the real estate tax assessment on a given property in attempt to reduce the property’s assessment and real estate taxes.
Tax levy: Total sum to be raised by the school district after subtracting out all other revenues including state aid, federal aid, and local sources. The tax levy is used to determine the tax rate for property owners in each of the cities, towns or villages that makes up a school district. First, the school district develops and adopts a budget. Revenue from all sources other than property tax (state aid, sales tax revenue, user fees, etc.) is determined. These revenues are subtracted from the original budget and the remainder becomes the tax levy.
Tax Levy Limit: The threshold dictated by an 8-step state formula that determines the highest tax levy BEFORE exemptions that a school district can propose and still need a simple majority to pass.
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Maximum Allowable Levy Limit: The Tax Levy Limit plus allowable exemptions results in the maximum allowable tax levy, which is the highest tax levy a district can propose and still only need a simple majority to pass. |
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Tax rate: The amount of tax paid for each $1,000 of assessed value of property. In districts that cover just one municipality, the tax rate is figured simply by dividing the total assessed property value by 1,000 and then dividing that again into the tax levy (the amount of money to be raised locally). In districts that encompass more than one municipality, the formula for figuring the tax rate is more complicated. It involves assigning a share of the total tax levy to each municipality and applying equalization rates to take into account different assessment practices. Equalization rates are established annually by the NYS Office of Real Property Taxes (ORPS) to make assessments and tax rates comparable throughout the state (often called full or true value).