The Department of Assessment is responsible for creating fair and equitable property assessments. Niagara Falls assesses real property at 100% of current market value. The city, since 2002, has entered into an annual reassessment program analyzing all properties yearly. Those parcels that indicate a significant change between current market sale prices and assessed value are adjusted. Not every parcel will experience a change in assessed value each year.

To arrive at market value, “arms-length transfers or valid sales” were used for residential, commercial and vacant land. It is important to understand the difference between arms-length (or valid) sales and invalid sales.

Arms-length are sales that are exposed to the open market for a reasonable amount of time without encumbrances with a willing seller and informed buyer arriving at a selling price.

Invalid sales are foreclosures and distress sales, such as, matrimonial settlements, estate sales and auctions.

Preliminary assessment notices will be mailed to all property owners by March 9, 2004. This notice will contain your prior and current preliminary assessment and instructions on how to have your assessment reviewed if you feel it is unreasonable.

To help you determine if your assessment is reasonable, research sites have been set up with material for your review. Beginning March 8th, the Niagara Falls public libraries, both Main & LaSalle branches will have research information during normal business hours.

On March 22nd, the Niagara Arts and Cultural Center, formerly Niagara Falls High School on Pine & Portage Rd. will have an assessment satellite office for research and informal hearings between the hours of 10:00 am and 4:00 pm.

In addition, the Assessment Department website has current information available. The website address is as follows: http://www.niagaracountyassessors.org/nf/assessment

After researching similar type properties and you still believe your assessment is unreasonable, schedule an appointment with a hearing officer by calling 716-286-4329 or 716-286-4362. All appointments must be scheduled by March 19, 2005. You must have an appointment for a hearing, which will begin March 22, 2005. You may also mail in information to the assessment department for review.

The telephone numbers listed are dedicated for appointments only. Please be patient. The people on the phones are not appraisers and did not value your property.

Also, formal complaints maybe filed in the month of May with the Board of Assessment Review if you choose to wait until then.

GAR Associates of Amherst, NY has again assisted the city’s assessment department along with the monitoring by the State Office of Real Property Services to ensure that the entire annual reassessment project meets high professional standards in creating fair and equitable assessments.

Dominic L. Penale, Jr., City Assessor
PO Box 69
Niagara Falls, NY 14302-0069

[716] 286-4380

Links
NYS Office of Real Property Services - http://www.orps.state.ny.us
Property Search - http://www.niagaracountyassessors.org/nf/assessment/
STAR Application - http://www.orps.state.ny.us/ref/forms/rp425/rp425.htm

Important Dates
Over 65 Exemption
STAR FAQ
Veterans Exemption