Sales Data/Sales Books & Market Value Comparisons

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                           Sales Data

To determine if an assessment is fair, sales in the immediate neighborhood that are comparable in elements of comparison (for example: style, design/appeal, square footage, age, condition, lot size, etc) need to be identified and analyzed.

The town's sales books (see related links) by village list valid arms length sales to consider.  Market value is what a home should sell for under normal conditions.  This excludes sales whereby a buyer or seller is under pressure to act, possibly as a result of financial distress, relocation, death in the family, divorce, or similar reasons.

Determining market value is an art, not a science; however, the results can be relatively accurate if the right methods are applied and important details are considered.

Unfortunately, finding an "exact" comparable sale is rare.  To account for these differences, the sales prices of the comparables need to be adjusted.  This requires an analysis to determine if these differences would increase or decrease the sales price and by how much.  The adjusted prices of the comparable sales would then be used to the estimate what the subject property would have sold for if all the characteristics were the same.  This is similar to the analysis done by an appraiser.

The New York State Department of Tax and Finance has an excellent webpage on How to Estimate the Market Value of Your Home.  In it they give an example of how comparable sales would be adjusted for different elements of comparison to arrive at a market value estimate.

The New York State Department of Tax and Finance has an excellent webpage on Reassessments.  In it they explain that if your assessment increases, it does not mean that your taxes will automatically will increase.

NYS further explains:

Your taxes may increase, decrease or stay the same.

Market values of properties can increase, decrease or stay the same. The reassessment will ensure that your property is assessed based on current market values.

If your assessment does increase, it doesn't mean that your taxes will automatically increase. If the increase in your assessment is less than the average increase, your taxes will actually decrease. For example:

  • Your assessment increased by 12%
  • The average assessment increase was 15%
  • Your taxes will decrease (assuming your school and municipal budgets remain stable and the tax levies do not increase)

Reassessments don't increase taxes collected by local governments

The assessor is not responsible for taxes - only for assessments.

Months after assessments are finalized by the assessor, school districts, cities, towns and counties determine their tax levies - how much they need to collect in taxes.

The property tax levy is determined separately from the assessments. The tax levy is then distributed over all taxable assessments.

If assessments increase, tax rates should go down proportionally. This is because the tax levy is now being distributed over a broader tax base. If tax rates go up or stay the same, it simply means that the municipality or school district is collecting more in taxes.

                           Sales Data

To determine if an assessment is fair, sales in the immediate neighborhood that are comparable in elements of comparison (for example: style, design/appeal, square footage, age, condition, lot size, etc) need to be identified and analyzed.

The town's sales books (see related links) by village list valid arms length sales to consider.  Market value is what a home should sell for under normal conditions.  This excludes sales whereby a buyer or seller is under pressure to act, possibly as a result of financial distress, relocation, death in the family, divorce, or similar reasons.

Determining market value is an art, not a science; however, the results can be relatively accurate if the right methods are applied and important details are considered.

Unfortunately, finding an "exact" comparable sale is rare.  To account for these differences, the sales prices of the comparables need to be adjusted.  This requires an analysis to determine if these differences would increase or decrease the sales price and by how much.  The adjusted prices of the comparable sales would then be used to the estimate what the subject property would have sold for if all the characteristics were the same.  This is similar to the analysis done by an appraiser.

The New York State Department of Tax and Finance has an excellent webpage on How to Estimate the Market Value of Your Home.  In it they give an example of how comparable sales would be adjusted for different elements of comparison to arrive at a market value estimate.

The New York State Department of Tax and Finance has an excellent webpage on Reassessments.  In it they explain that if your assessment increases, it does not mean that your taxes will automatically will increase.

NYS further explains:

Your taxes may increase, decrease or stay the same.

Market values of properties can increase, decrease or stay the same. The reassessment will ensure that your property is assessed based on current market values.

If your assessment does increase, it doesn't mean that your taxes will automatically increase. If the increase in your assessment is less than the average increase, your taxes will actually decrease. For example:

  • Your assessment increased by 12%
  • The average assessment increase was 15%
  • Your taxes will decrease (assuming your school and municipal budgets remain stable and the tax levies do not increase)

Reassessments don't increase taxes collected by local governments

The assessor is not responsible for taxes - only for assessments.

Months after assessments are finalized by the assessor, school districts, cities, towns and counties determine their tax levies - how much they need to collect in taxes.

The property tax levy is determined separately from the assessments. The tax levy is then distributed over all taxable assessments.

If assessments increase, tax rates should go down proportionally. This is because the tax levy is now being distributed over a broader tax base. If tax rates go up or stay the same, it simply means that the municipality or school district is collecting more in taxes.

IMPORTANT CONTACT INFORMATION

Westchester County EAP Program -   (914) 995-6070

NYSHIP Medical Health Insurance -   (877) 769-7447

Shelter Point Vision Insurance -          (800) 365-4999 or (516) 829-8100

RYE TOWN PARK & BEACH: BEACH OPERATIONS

The beach is an important habitat for hundreds of species of plants and animals.  

For more information, please visit the Long Island Sound Study's web site: longislandsoundstudy.net

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Schedule For Beach Operations –

The Park’s “In Season” begins on the Friday before Memorial Day and runs through the end of September. Weather permitting, lifeguards will be on duty and the beach is open for swimming from 9 a.m. until dusk. Parking and Beach admission fees will apply.

 For Tide Information, click here.   

The beach may be open for swimming on the weekends after Labor Day through September if weather permits and lifeguards are available. See home page for fee details.

“Off Season” (Oct. 1st until Memorial Day weekend)

 The bathrooms will be open during the day through November.    

Parking and Beach Access Fees For Rye Town Park

The park and beach are open to the general public.  You don’t have to be a resident to use the park.  Persons can pay on a daily basis or purchase season permits, which provide discounts to people planning to use the beach and park frequently.

Residents of Rye City, Port Chester, Rye Brook and Rye Neck get discounts on both daily rates and season permits.

Non-residents of these communities can also buy season permits, at higher rates.

There are three categories of permits for residents and non-residents: Senior, Single, and Family.  

Parking Only permits can also be purchased, which provide for unlimited free parking during the beach season.

Daily rates for parking and beach access are higher on weekends than weekdays.

The daytime parking rates are from 9 a.m. to 7 p.m.  Evening parking rates run from 7 p.m. until the park closes.  Daytime beach access rates are from 9 a.m. to 4 p.m.  Late Afternoon beach access rates are from 4 p.m. to 7 p.m.  Evening Beach access rates are from 7 p.m until closing. Residents are free after 7 p.m for beach access.

See the complete chart of the 2019 daily and seasonal permit rates on the permits and fees page.

Pre-Season Operations: Starting May 3rd, the permit office is open Wednesdays through Sundays from 9 a.m. to 3 p.m. Pre Season fees are charged for parking starting in April.