Welcome to Real Property!

...promoting equity and uniformity

John E. Shoemaker, Director
FAQ's
  • What is Real Property?

  • Real Property is defined as land and any permanent structure attached.

  • What Is The Property Tax?

  • Ad Valorem Tax – Based on the value of Real Property - Funds Schools, Pays for Police and Fire Protection, Maintains Roads, and Funds Municipal Services enjoyed by residents.

  • What Determines The Amount Of A Property Tax Bill?

  • A property’s Taxable Assessment and the Tax Rate.

  • Who Raises Property Taxes?

  • Counties, Cities, Towns, Villages, School Districts, and Special Districts, the State does not Collect Property Taxes, it is a local tax

    • Tax Assessments/Assessors

  • Who is my Assessor?

  • Each city and town in Niagara County has a local Assessor. A complete list is available from our homepage.

  • What Property Is Assessed?

  • Every Parcel in an assessing unit is assessed.

  • Who Makes The Determination Of A Property’s Assessment And Whether It Is Taxable Or Exempt?

  • The local Assessors – an elected or appointed officer charged by law with the duty of assessing real property for taxation or special ad valorem levies.

  • What Constitutes Value?

  • The Utility of the Property, it’s Scarcity, Marketability or Transferability, it’s Demand and the Financial Climate.

  • What Is Market Value/ (MV)?

  • Market value is how much a property would sell for under normal conditions.

  • How Does An Assessor Determine A Property’s Market Value?

  • Market: Analysis of Current Sales of Similar Property on an open market

  • Cost: Determine replacement cost of building minus physical, economic and functional depreciation

  • Income: Determine income producing ability of property minus legal expenses, capitalized

  • What Is an Assessment/ Assessed Value (AV)?

  • A property's assessment is based on its market value. Once the assessor estimates the value of a property, its total assessment is calculated by multiplying the market value by the uniform percentage for the municipality. That percentage of market or full value at which properties are assessed within a community is called the Level of Assessment (LOA).

  • What is a uniform percentage?

  • New York State law requires all of the property assessments in the community to be at a “uniform percentage of value.”

  • What is a Level of Assessment (LOA)?

  • The Level of Assessment (LOA) is simply the percentage of full value at which properties are assessed within a community. For instance, an LOA of 50% would indicate that assessments are at half of the market value; an LOA of 100% represents a community that is assessing at full value. In New York State, each municipality is allowed to choose its LOA.

  • What is Taxable Assessed Value?

  • After a property's total assessment is determined, its taxable assessed value is computed. The taxable assessed value is the total assessment minus any applicable property tax exemptions.

  • Is All Real Property Taxable?

  • All Real Property is NOT taxable. Some property is wholly exempt ( i.e. religious or government properties) or Partially exempt (i.e. veteran or STAR exemption).

  • Where can I find information about the Types of Property Tax Exemptions available?

  • Niagara County Exemptions are located on our Real Property homepage.

  • How can I see the assessed value of houses comparable to mine?

  • This is public information. Assessment information is available at your local assessor's office.

  • If I have a problem with my assessment who should I speak with?

  • Your assessor is responsible for the assessment on your property, any questions regarding assessment should be directed to your local assessor.

  • Is A School District An Assessing Unit?

  • They are Tax Levying Units, they do NOT assess real property, they adopt town assessment rolls.

    • Rates, Levy & RAR

  • What is the Tax Rate?

  • The tax rate for properties in your community is then determined by dividing the tax levy by the total taxable assessed value of taxable real property in your community (tax levy¸ total assessed value = tax rate).

  • What is a Tax Levy?

  • It is the total amount to be raised through the property tax. There are several steps involved in determining the tax levy. First, the taxing jurisdiction ( a school district, town, county, etc.) develops and adopts a budget. Revenue from all sources other than the 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.

  • What is an Equalization Rate?

  • At its simplest, an equalization rate is the State’s measure of a municipality’s level of assessment (LOA). This is the ratio of total assessed value (AV) to the municipality’s total market value (MV). The municipality determines the AV; the MV is estimated by the state. The equalization rate formula is:
  • Total Assessed Value (AV) = Equalization Rate Total Market Value (MV)

  • What does your Equalization Rate mean?

  • An equalization rate of 100 means that the municipality is assessing property at 100 percent of market value
  • An equalization rate of less than 100 means that the municipality’s total market value is greater than its assessed value.
  • An equalization rate of greater than 100 means that the total assessed value for the municipality is greater than its total market value.
  • There would be no need for equalization if all municipalities assessed all property at 100 percent of market value every year.

  • What is a Residential Assessment Ratio (RAR)?

  • A RAR is a value equal to the Level of Assessment of residential property used to calculate the state equalization rate for that assessment roll. RAR’s are used by Assessors as a general measure of assessment equity and by taxpayers in board of assessment review grievances and/or small claims hearings. RPTL Article 7, Title 1 - A, Section 738 mandates the calculation of Residential Assessment Ratios annually. RARs are NOT issued for municipalities currently conducting revaluation projects or who have fewer than 5 residential usable sales that year. The RAR is certified by the State Board no later than sixty days prior to the last day provided by law for the filing of the tentative assessment roll. The certified RAR and the number of sales used in its calculation are sent to the Office of Court Administration and to the appropriate County Director, County Clerk and Assessor.

    • Taxes

  • Who is my Tax Collector?

  • Taxes are collected by the local taxing jurisdiction during the current tax collection period. Once taxes become delinquent they are handed over to the county for collection. Delinquent school taxes are no longer payable, they are relevied onto the next County tax bill.

  • The list of municipal Tax Collectors can be found on our homepage.

  • Who do I call to see if my taxes are current or to find a delinquent tax amount?

  • The Niagara County Treasurer’s Office at 716-439-7007. Real Property Tax Services does not have tax amounts due.

    • Maps and Deeds

  • Where can I View an Aerial Photograph of my Property?

  • Aerial photos are available on our GIS site.

  • I would like to File a Subdivision Map, where do I go?

  • Subdivision Maps are filed in the Niagara County Clerks Office, however they are reviewed first at the Office of Real Property, a Subdivision Fee is collected and form RPTS-503 is issued for filing. Tax Certificates must also be obtained from the Niagara County Treasurer prior to filing Subdivision.

  • Where would I go to file a Deed?

  • Deeds are filed in the Niagara County Clerks Office.

  • Questions regarding filing costs and policies should be directed to the County Clerk’s Office. (716)439-7023