Property taxes have become a hot topic this year. People in the area are upset about their taxes and how they are effecting their pocketbook and their home values.
Don Clavin, Town of Hempstead's receiver of taxes, is holding a series of property taxpayer rights forums at libraries across the town. These forums explain our property taxes, exemptions, assessments and how to challenge your assessment.
I attended the one at Hewlett-Woodmere Public Library the other day and want to share some valuable information for those who were not able to attend.
The biggest topic was challenging your assessment, how to do it, and what does it mean.
If you feel your home is over-assessed compared to other homes with similar characteristics in your neighborhood, you should challenge your assessment. In early January, you should have received a letter with your assessed value — if not, you can view it online at mynassauproperty.com, or you can call the assessor's office at 516-571-1500. This number is not your home's current assessed value, it is the assessed value for the 2013-2014 school year, and the 2014 general tax year.
Grievances can be filed between Jan. 1 and March 3. Your taxes CANNOT go up because of a grievance, they can only go down or stay the same.
How do you know if your home is over-assessed? You need to go to mynassauproperty.com and see what your house is assessed for as well as what similar homes in the neighborhood are assessed for. There are other positive and negative factors that come into play as well. For example, if you are on the water, your assessment will be higher than a similar house that is not on the water. If you are on a busy street or near commercial property your assessment should be lower than similar homes in better areas. When you submit your challenge, include photos to back up your grievance.
You can file online or in person. Mr. Clavin recommended doing it in person. You have to hand in your grievance before March 3 to the Nassau County Department of Assessment at 240 Old Country Road in Mineola.
If you need help in finding comparable values in the area to support your grievance, contact me and I will help you to locate comparable sold listings in the area. Or you can search to see sold listings at my website The Five Towns Real Estate Guide.
One thing to remember: A lower assessment does not necessarily mean lower property taxes. A certain amount of money is needed for the budget each year. If the budget is not covered, the tax formula will be raised to cover the budgets as needed.
Here are some other related articles about our Property Taxes:
If I we can be of any help to you, please do not hesitate to contact us.
Donna Galinsky
Lenny Bobrow
Pugatch Realty Corp
FiveTownsRealEstateGuide.com
The Five Towns on the South Shore of Long Island NY has been a highly sought after community for some time now. The Five Towns consist of Atlantic Beach, Cedarhurst, Hewlett (including Hewlett Bay Park, Hewlett Harbor and Hewlett Neck), Inwood, Lawrence and Woodmere (including Woodsburgh).
In addition to being convenient to Brooklyn, New York City and JFK Airport, there are many parks, golf courses and 2 School Districts. The Five Towns encompasses Lawrence School District 15 and Hewlett Woodmere School District 14.
Presently there are 369 Homes for Sale in the Five Towns with prices ranging from $95,000 for a small 2 bedroom ranch in Inwood LI to a to $4.4 million estate in Hewlett Neck. The mean listed price is around $ 600,000, but there is truly a house in every price range.
The Five Towns is home to 2 great parks. North Woodmere Park has ball fields, tennis courts, swimming pools, pond, playground and a 9 hole golf course and driving range.
In Hewlett there is Grant Park with age appropriate play areas, ball fields, basketball courts, a pond and in the winter outdoor ice skating and great hills for sledding.
Hewlett Woodmere School District 14 includes all of Hewlett and parts of North Woodmere and Woodmere. It includes
Franklin Early Childhood Center, Hewlett and Ogden Elementary schools, Woodmere Middle School and Hewlett High School.
Lawrence School District 15 includes all of Lawrence, Inwood and Cedarhurst as well as parts of Woodmere. It has #4 School for Early Childhood, #5 and #2 Elementary Schools, Lawrence Middle School and Lawrence High School.
In 2011 302 homes sold in the Five Towns for an average Sales Price of $ $591,000. The average days on market for closed homes was 125 days.
The good news for sellers is that these homes sold for 92.3% of the asking price, and the good news for the home buyers was these homes were priced slightly lower this year than last year’s homes..
January has shown an increase in activity and we expect it to keep up since more buyers are concerned that interest rates may be rising soon.
If you are interested in buying or selling a home in the Five Towns area please visit Five Towns Real Estate Guide or contact Donna Galinsky or Lenny Bobrow of Pugatch Realty Corp.
A friend of mine told me about this service a few weeks ago. As I was talking to others I realized that not many people knew this exists.
The Nassau County Public Library system now has Kindle Books as well as other eBook and AudioBook formats available to lend.
Click here for the Nassau County Digital Doorway.
Here you can checkout and download…
To checkout and download you need…
So far I have only used Kindle Books from the Hewlett Woodmere Public Library. The books are lent for 2 weeks. At the end of 2 weeks they are removed from your device. If there is a waiting list, you will get an e-mail telling you the book is available for download.
It’s a great free service that everyone should take advantage of.
Check it out today!
Donna Galinsky
Pugatch Realty Corp
Five Towns Real Estate Guide
516-317-9253
dgalinsky@pugatch.com
Yesterday the 2012 Property Assessments for your General Taxes were available online. This assessment is frozen for the next 3 years – it cannot be increased.
However, if you successfully challenge your assessment it can be decreased.
I am in the process of challenging my assessment. My assessment is currently way over the amount that my home was on the market for, so I feel I have a valid case.
The period that you can challenge is from January 2 to March 3. They will notify you of the results at some point before March of next year.
I am going to a class on the 12th to get more information on this process, but in the meanwhile I just took a look at the AROW (Assessment Review On the Web) form to see what information is required and it seems pretty straitforward. I wanted to take a look before I went to the class in case I had any specific questions I wanted addressed.
Basically you need your property information, then you need to answer some questions about your property and the tricky part is when it asks for comparable sales. You can find SOLD PROPERTIES on my website, or contact me and I will be happy to help you.
Here are some helpful links provided by Nassau County. They are a good starting point:
See what your property is assessed for at mynassauproperty.com.
File for your challenge here: Assessment Review on the Web
Dates of all the Tax Payer Forums
More information is available from the Nassau County Assessment Review Commission
If you feel you are over-assessed and need help with comps, I will be happy to assist you – just ask me.
Donna Galinsky
FiveTownsRealEstateGuide.com
Pugatch Realty Corp
dgalinsky@pugatch.com
516-317-9253
Pugatch Realty ~ Five Towns, Long Island, NY . Buying or selling a home is one of the biggest events in your life, I'll walk you through the process. Hewlett, Woodmere & the rest of the 5 Towns area
Long Island's Five Towns is located on the South Shore of Long Island and is comprised of the towns of Hewlett (also Hewlett Harbor, Hewlett Bay Park and Hewlett Neck), Woodmere (also Woodsburgh), Cedarhurst, Lawrence and Inwood.
The Five Towns is in an ideal suburban location. We are minutes from sandy beaches along the Atlantic Coast and JFK International airport. We are less than an hour from NYC either by car or the Long Island Railroad.
Each of our towns has its own neighborhood feel and amenities. Yet the borders between each are pretty much indistinguishable. There is a great feeling of community.
Cedarhurst, Long Island, NY - Much better than a shopping mall. Your Village for Shopping.
The Village of Cedarhurst presents a unique and charming combination of specialty stores, boutiques and national chain stores. A variety of restaurants and cafés all within walking distance of each other complement this quaint town.
Cedarhurst is a charming, clean and attractive Long Island suburban village that has been known as the fashion center of Long Island's South Shore for over 90 years. Enjoy a pleasant stroll along Central Avenue and the immediate side streets and you will see over 200 shops within a four block area. Most of the stores are independent specialty shops featuring famous brand and designer names for women, men and children. Other shops offer furniture and interior design services, jewelry, lush carpets and rugs, fine linens, toys and office supplies. There are several independently owned optical stores featuring the finest in designer frames and professional service. You'll also see well known chain stores such as Banana Republic, Armani, and Williams-Sonoma to mention a few. You'll find many places for a quick snack and more elegant restaurants for a satisfying lunch or dinner. Cedarhurst is truly a shopper's paradise.
Cedarhurst is also home to a large variety of Kosher restaurants and supermarkets. The largest of which is Gourmet Glatt located on Spruce Street.
Many stores are open 7 days a week from 10:00am - 6:00pm, with Wednesday late hours until 9:00pm. On Saturdays and Sundays, free meter parking is offered in convenient municipal parking lots
Cedarhurst Village Park is an award winning park and center for cultural and community events
Cedarhurst uses the schools and facilities of Lawrence School District 15.
Cedarhurst was recently featured in The New York Times, Portrait of a Village at 100.
Hewlett, Long Island, NY - Is bordered by Oceanside, Woodmere, Valley Stream and Lynbrook.
It is home to Grant Park. It is a 35 acre park that features basketball, tennis and handball courts, baseball and soccer fields, paths for jogging and bicycles. It also has playgrounds for all ages. In the winter there is a skating rink, and in the other seasons there is fishing and boating on the lake.
The Seawane Golf & Country Club, is a private club in Hewlett. They have an 18 hole golf course, tennis courts, pool facilities, a state of the art gym, and a beautiful dining rom.
Depending on where in Hewlett you live you will be in either Hewlett Woodmere School District 14, or Lynbrook School District 20.
Hewlett also has a large shopping area that stretches down Broadway through the heart of town. There is a large selection of retail and discount stores including Loehmann's and Starbucks.
Within Hewlett you also have the Incorporated Villages of Hewlett Bay Park, Hewlett Harbor and Hewlett Neck. In these towns you tend to find larger homes on larger properties. If you are looking for a waterview home - this is the place for you!
Inwood, Long Island, NY - Not to be confused with the neighborhood of Inwood in New York City.
Inwood Long Island is an up and coming neighborhood between Far Rockaway and Cedarhurst. Inwood's low property taxes make it an appealing town for first time homebuyers.
Recently opened in Inwood is Yeshiva Ketana of Long Island. Yeshiva Ketana of Long Island has established itself as an institution that personifies excellence in education and personal attention for each child. The Yeshiva's curriculum and academic programs are highly acclaimed and its graduates are actively recruited by top mesivtas. In order to provide the optimal educational environment for the Yeshiva's current and future students, the Yeshiva purchased an approximately two- acre property located at 321 Doughty Blvd in Inwood which will be the site of the new YKLI campus. The future home of Yeshiva Ketana of Long Island will house the Yeshiva's pre-school and its elementary school in a modern and spacious facility.
Inwood is home to the Inwood Country Club, a private golf club.
Bais Tefila of Inwood is an ideal shul for young, aspiring families who wish to continue their growth in Ruchnius amidst an impressive backdrop of the larger community that offers every available amenity.
Inwood is located in Lawrence School District 15
Lawrence, Long Island, NY is an Incorporated Village. It is home to the Peninsula Public Library
The Lawrence Club is a public club featuring an 18 hole golf course which is one of the finest village owned courses in the state. The Yacht Basin is also village operated. There is also a Village Club House which features a restaurant & a ballroom for catered functions. The Village also operates 9 Har-Tru Tennis Courts.
Rock Hall Museum, ca. 1767 is considered one of the finest examples of Georgian colonial architecture on Long Island. Enrolled on the National Register of Historic Places, the museum offers guided tours and features a fully furnished cellar with a warming kitchen, cold storage room, wine cellar and permanent archaeology exhibit.
Lawrence is located within the Lawrence School District 15.
Woodmere, LI, NY is the largest community in the 5 Towns, covering 2.6 square miles, and is also
the most populous with approx 16,000 residents. It is an unincorporated area in the Five Towns and is governed by the Town of Hempstead. The smaller southern portion of Woodmere, known as Woodsburgh, is an incorporated village. It has one of the highest median incomes on LI.
Most of Woodmere and all of Woodsburgh are within an eruv.
If you like older neighborhoods you will love Old Woodmere. Most homes there were built in the late 1800s and early 1900s. Most of these have been updated over the years, often keeping their original charm and personality.
There is a shopping area along Broadway. It includes a large variety of stores, Woodmere Bowling, dining, nail salons and more. The recently redone Hewlett Woodmere Public Library is also located on Broadway, across from Trinity Church
Recreation in Woodmere includes the private Woodmere Club and just a few miles away is North Woodmere Park, a 150-acre town park. The park has 3 swimming pools, a 9-hole golf course, 10 tennis courts, 4 handball courts, 2 basketball courts, 3 picnic areas and a children's playground.
The Five Towns Senior Center, which opened in 1949, offers daily activities such as bridge, sculpting and square dancing as well as lectures that are frequently taught by college professors.
Woodmere is in two different school districts - Hewlett Woodmere School District 14, or Lawrence School District 15.
Woodmere is also home to our Pugatch Realty office located at 950 Broadway.
North Woodmere - Though not officially one of the Five Towns, it is smack in the middle of them.
Part of North Woodmere is located in the Incorporated Village of Valley Stream. It is directly north of Woodmere, but separated from it by Mott's Creek.
The community is home to North Woodmere Park a 150-acre town park. The park has 3 swimming pools, a 9-hole golf course, 10 tennis courts, 4 handball courts, 2 basketball courts, 3 picnic areas and a children's playground. Just south of the park is a fishing area on the west end of the inter-Woodmere creek.
North Woodmere is serviced by both Lawrence School District 15 and Hewlett Woodmere School District 14
A small shopping mall is located on Rosedale Road.
Another former shopping center on Hungry Harbor Road is now the Bristal, an assisted living center
There really are so many options when buying a home in the Five Towns and surrounding areas. Throughout the community you can find everything from starter homes in the $ 300,000s to luxury estates on the water in the millions of dollars.
Buy or Sell a Home in the Five Towns area
Are you thinking of buying a home in Long Island's Five Towns?
Selling a home in The Five Towns of Long Island?
Whether you want to buy a home or sell a home in the Five Towns area - Start by seeing what is for sale in The Five Towns.
You can search All Five Towns Homes for sale right here. You can search homes by town, zip codes, foreclosures, short sales, by price, bedroom, whatever your needs. You can set up searches, svae them for daily updates, or if you prefer I can email you all the properties that match your needs on a daily basis, just e-mail me your criteria.
Five Towns Long Island Foreclosures - Yes, we do have Foreclosure Properties on the market but not as many as some might think. The Five Towns has been somewhat immune to foreclosures. Many foreclosed homes are sold quickly and for over asking price, competition is tough, especially for those in good condition and with great locations. There are more short sales available in Long Island's Five Towns than foreclosures, but again offers to buy need to be strong to be considered.
Choosing a lender is as important as choosing a home - you may have to live with it for a very long time. I work with a number of experienced loan officers and make sure that you have all the information that you need to decide on a home loan.
As your Five Towns area agent my job is to make sure You find the Right Home for YOU - Everyone has unique needs and I am here to provide you with top notch service. My service does not extend to pressure tactics to get you to write an offer. I want to know you are 100% sure the home is the right one before we put pen to paper.
Visit my Website for more information about Five Towns Long Island Real Estate and to search the complete MLSLI
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Hi There!
Our experience with you guys has been professional and pleasant. Both you and Donna have been exceptional and patient. Too bad the same cannot be said about the seller's agent. No class and unbecoming.
Thanks so much for your hard work on our behalf. We have told several of our friends about you guys. With the extension of the First-Time Homeowner Tax Credit, I am sure that there will be more folks out there looking. I hope that this brings you the business you deserve!
Ron and Celia Ceballos
Dear Barry Pugatch,
You have probably heard from Lenny or Donna that we have a signed contract for my mother's apartment at 250 Central Avenue. Though there are still a few hurdles to get over, I believe (with fingers crossed) that this sale will go through.
So this seemed an appropriate time to write in praise of the team that made this sale possible. Both Lenny and Donna were a pleasure to work with, professional, caring and extremely responsive.
As you know, this sale has been a long time coming. Through all this time, Lenny treated the apartment as though it were his own. I'm sure he has more lucrative listings, but he more than lived up to his promises made when he signed on as the agent: his many Open Houses, following up with buyers, trying new sales techniques. Even, I understand, vacuuming the floors when they needed it. His advice in dealing with offers and potential buyers was always thoughtful and thorough. My attorney even volunteered how highly she thought of him and we then spent several minutes praising him.
Similarly, Donna has been unfailingly helpful. Answering all of my queries in a very timely and thorough way. And always willing to try some new sales strategy, either of her own devising or building on a suggestion I made. She made several trips to the apartment to make it look better and seemed to really care about it. Her advice about strategy was always thoughtful, pragmatic and helpful.
I know that this process has been almost as frustrating for them as it has been for me, but they hung in there with good humor, professionalism and integrity. I would be happy to offer my recommendation in any way it would be helpful to them.
I will close by thanking you for the meeting you held with me several months ago when sale's prospects looked especially bleak. It was a comfort to know that you were accessible and willing to explore various options.
Sincerely, Sylvia
If you are looking to buy a home in Inwood Donna Galinsky is the real estate agent to call. She will help you look for the home you want and won't stop until you are satisfied. She is proactive and knows the Inwood market better than anyone. Donna is pleasant to deal with and she is a great communicator between you and the seller. Donna helped us find our home and we highly recommend her to anyone who is seeking to purchase a home in Inwood.
Dovy and Yocheved Brazil
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