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^^ I rechecked and I did search by district: the Scarsdale house is Scarsdale schools and the Larchmont one is Mamaroneck. I don't think a random sampling of 8 tells you too much, but it is useful to look at real houses rather than generalizations.
Anecdotally, Somers has lower taxes than say neighboring Yorktown. Somers has several large corps.. Pepsi, IBM and others while Yorktown has very few.
You'd really have to compare similar houses in each town to get a true picture.
School districts are comparable for these two; actually if anything the Dix Hills district is slightly better regarded.
Also, taxes on an individual home over 20 years old might vary greatly depending on when there was a reassessment and if there was a challange. My taxes are 10% lower than my next door neighbor because he was reassessed following some work after a tree fell on his house in a hurricane and he never challanged it. Its the exact same house as mine, in fact mine has a newer kitchen and a newer bathroom, but his taxes are much higher.
Also, taxes on an individual home over 20 years old might vary greatly depending on when there was a reassessment and if there was a challange. My taxes are 10% lower than my next door neighbor because he was reassessed following some work after a tree fell on his house in a hurricane and he never challanged it. Its the exact same house as mine, in fact mine has a newer kitchen and a newer bathroom, but his taxes are much higher.
Bingo. This has a greater effect than all the other stuff combined, at least in northern Westchester. My house hasn't been assessed in 35 years. And the taxes reflect that. The tax rate means nothing. It's all about the assessment and how legitimate it is.
Hmmm. So in Westchester County your taxable valuation does not change from year to year?
I can look back on 12 years of (Suffolk Co.) property tax bills and see the taxable valuation go up or down yearly. For instance it dropped almost 25K from the 2011 to the 2012 bill, even though nothing was done to or "happened to" the house.
My area uses a percentage of the Full Market Value (as they determine that to be) to calculate the taxable valuation, and that FMV does fluctuate from year to year even if everything about the house remains the same.
Are things done differently in Westchester? And do they automatically reassess on sale there?
Hmmm. (1) So in Westchester County your taxable valuation does not change from year to year?
I can look back on 12 years of (Suffolk Co.) property tax bills and see the taxable valuation go up or down yearly. For instance it dropped almost 25K from the 2011 to the 2012 bill, even though nothing was done to or "happened to" the house.
My area uses a percentage of the Full Market Value (as they determine that to be) to calculate the taxable valuation, and that FMV does fluctuate from year to year even if everything about the house remains the same.
(2) Are things done differently in Westchester?(3) And do they automatically reassess on sale there?
(1) Mine hasn't changed in 22 years. And there's no indication that it changed since 1967 when a major renovation was done.
(2) Clearly.
(3) Not automatically. Depends entirely on the town. Pound Ridge certainly doesn't and I don't think Bedford does either.
As I posted earlier - all the official tables and rates greatly oversimplify the reality on the ground and don't paint an accurate picture. Never assume.
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