Understanding Assessments

Property Assessments are set at a percentage of "market value," which is defined as the most probable price which a property would sell for in a competitive and open market.

In order to convert a current assessment/assessed valuation of a home to its current indicated market value, divide that figure by the Town's 2010 Preliminary Residential Assessment Ratio/RAR  (.74%).

For example, using the Town's average home assessment of 4,100, the  indicated market value is calculated to be $554,054 (4,100 /.74%), as of July 1, 2009 (valuation date).

The deadline to file a formal complaint regarding the assessment of your property is the third Tuesday in May (Grievance Day) in order to affect the following December's property tax bill. The assessment complaint form can be found in the "Online Library" link on our website. If you would like a copy of the New York State booklet, "What to do if you disagree with your assessment," please contact the Assessor's Office. All applications and forms can be found by linking to our "Online Library" section of the Town's website.

• Exemptions

The Assessor's Office is also responsible for the administration and processing of property tax exemptions allowed under State and local laws, such as:

	STAR (BASIC & Enhanced)
	Veteran
	Senior Citizen & Low Income
	Home Improvement
	Disability & Low Income
	Agricultural Commitment
	Religious and Non Profit First-Time Homebuyers Volunteer Firefighters & Ambulance Workers For more information, go to the Town's "Online Library" and click on Residential Property Tax Exemption Information" to obtain this pamphlet.

These exemptions apply to some or all of the numerous tax districts applicable to a property. To summarize a few of the most frequently applied-for exemptions:

The New York State School Tax Relief (STAR) Program provides a property tax savings from school taxes for ALL owner-occupied primary residences (BASIC STAR).

Senior Citizens may be eligible for a larger savings if their combined annual incomes for 2008 does not exceed $74,700 (Enhanced STAR).

To apply for either BASIC STAR or Enhanced STAR, you MUST file application with the Huntington STAR office by March 1, ("taxable status date") in order to be applied to the following year's tax bill.

BASIC STAR applicants have NO Age, Income, or Annual Renewal Requirements. Enhanced STAR applicants MUST submit proof of Age and Income, and MUST renew annually, on or before March 1^st of each year.

Using the most current data available, the individual SCHOOL TAX SAVINGS in the Town of Huntington (which varies depending on local school district tax rates) for BASIC STAR is ESTIMATED as follows:

$753 - $1035

Using the current tax rate for each school district, the ESTIMATED MAXIMUM Enhanced STAR school tax savings are:

	APPROXIMATE MAXIMUM
SCHOOL DISTRICT	SCHOOL TAX SAVINGS
Elwood #1	$1,925
Cold Spring Harbor #2	$1,679
Huntington #3	$1,860
Northport #4	$1,506
Half Hollow Hills #5	$1,543
Harborfields #6	$1,931
Commack #10	$2,071
South Huntington #13	$1,931

The STAR exemption application is attached to this website. 

2) Home Improvement Exemption

Increase in assessment for new residential construction can be phased-in over nine (9) years. Maximum assessment phase-in: 1696.

	Property must be a one or two-family residence.
	Construction is new.
	One-time application must be filed timely - on or before March 1, to be considered for the following December property tax bill.

Not Applicable to:

	New home assessments
	Additions to homes that are less than five (5) years old
	Additions that double (or more) the living area of the existing home
	School/Library taxation in those districts that have chosen not to allow the exemption (Commack & Cold Spring Harbor School/Library Districts)
	New homeowners - in which prior owners had performed construction/received exemption - exemption removed upon sale of property

The Home Improvement Exemption application is attached to this website.

Not to be confused with the Enhanced STAR exemption for Seniors with household incomes of $74,700 or less, the Senior Citizen and Low Income Exemption is for Senior households with annual incomes less than $36,400, icluding social security.

This exemption can affect School, Library, County, Police, Town and Highway Districts.

Application and supporting income documentation must be filed annually (by March 1) for consideration on the following December property tax bill.

The Assessor's Office mails out renewal and first-time application packets in December of each year. Please contact this office if you would like to receive this December's mailing.

4)  First-Time Homebuyers Tax Exemption

Definitions/Guidelines (August 2007)

• "First-time homebuyer":

Any person who has not owned (and whose spouse has not owned) a primary residential property during the previous 3 years, and who does not own a vacation or investment home.

• "Maximum sales price" (in Suffolk County)

$661,681(although only the first $575,375 applies to the exemption).

• Qualifying "newly constructed home":

1 or 2 family residence townhouse or condominium, which was completed and sold after November 28, 2001 (the "effective date"), and was not previously occupied.

The exemption can also apply to the increase in assessment for new construction to an existing (previously lived- in) home purchased by a first-time homebuyer, provided that the contract for the work is authorized for within 90 days from the date of purchase (Note:   these homeowners should consider and inquire about the Home Improvement exemption (RPTL 421-f), which may be more beneficial to them.

• "Household Income Limits":

Total combined income of all owners and resident spouses cannot exceed $93,800 based on SONYMA figures as of the individual contract date of the new home for its non-target, one and two person household catergory for Suffolk County).

• "Amount of Exemption":

A maximum term of 5 years, beginning @ 50%, then 40%, 30%, 20% and 10% for Town, County and special districts (fire, water, ambulance....)

This exemption does not apply to the refuse collection special assessment, nor any School/Library District that has not opted into the exemption.

• "Filing Deadline":

Application must be filed with the Assessor's office on or before March 1 ("taxable status date") in order to take effect on the following December property tax bill.

Important Dates :

	March 1 ("taxable status date") ALL property is valued as of its condition on March 1. Also, March 1 is the deadline for exemption applications for review for the following December property tax bill.
	May 1: Tentative Town Assessment Roll established and made available for public inspection.
	Third Tuesday in May (Grievance Day) deadline to file an official written complaint regarding your property's assessed valuation. The booklet, "How to file a complaint on your assessment" is available at the Assessor's Office.
	Property tax year is December 1 through November 30.

For more information, contact the New York State Office of Real Property Services. You may visit their website at the following web address www.orps.state.ny.us