Assessor: Kimberly Smith

Hours:

Monday afternoon by appointment
Wednesday 8:00AM – 12:00 PM Assessor

Location: Downstairs on right, Town Hall

Address:
PO Box 459
Canaan, NY 12029

E-mail: assessor@canaannewyork.org

Phone: (518) 781-3433 

If you have reassessment questions, most answers can be found below. If you cannot find the answer, you can email or call the Assessor. Please do not call the Town Clerks office.


TAXES – The Assessor does not determine tax rates or collect taxes. For information regarding TAXES please call the TAX COLLECTOR. You can view or print your tax bill by following this LINK.

Canaan Town and County Tax Collector (January Bills) – 518-781-3144
Town and County Bills – http://egov.basny.com/Canaan/
New Lebanon School Tax Collector (September Bills) – 518-794-9016
New Lebanon School Tax Bills – http://tax.neric.org/Search.aspx?district=104801
Chatham School Tax Bills (September Bills) – (518) 392-1508
Chatham School Tax Bills – http://infotaxonline.com/FindProperty.aspx


LINKS

Town of Canaan Assessment Rolls

NYS Office of Real Property Tax Services (ORPTS)

Columbia County NY Real Property

Assessment & Inventory data

Deeds and Public Records

Tax Bills

Tax Foreclosure Sales

______________________________________________________________________________

2024 Reassessment information 2/28/2024

A Town wide Reassessment has been conducted. Per Real Property Tax Law, the values are determined using MARKET data. The market has changed significantly since the last reassessment in 2018. 

Prior to the new assessments, the State determined the Canaan assessments to be at 75% of full market value, based on last year’s assessments. The new Assessments are at 100% of Full Market Value.

What is market value?

Market value is how much a home would sell for under normal conditions.  This excludes sales where the buyer or seller is under pressure to act, perhaps due to career relocation, death of a family member, or divorce.  .

You will receive a notice in the mail from the Assessor within the next 2 weeks. This notice will show your prior 2023 Assessment and your new 2024 Assessment. On the reverse side of the notice, you will find additional information should you disagree with the new value. Please follow these instructions. Forms can be found below or picked up in the Town Hall.

Please keep in mind, when all assessments are increased the Tax Rate itself will go down. No additional revenue is collected. The Assessor does not know how your assessment change will affect your individual tax bill.

 

——————————————————————————————————————

INFORMAL REVIEW PROCESS – These reviews are provided as a courtesy. The timeline for informal review is limited, therefore, only qualified submissions will be reviewed. To qualify for an informal review, you must provide the following items. 

  1. Both interior and exterior photos of home and any outbuildings.
  2. Your opinion of value with supporting documentation. Such as, 3 – 5 comparable sales, or a Broker price opinion/comparative market analysis or appraisal using the VALUATION DATE of July 1 2023.
  3. For convenience you can print an informal review sheet

        Informal review form 2024 Canaan.

        Residential Sales

        Residential Comparable Sales Worksheet  not required but can be useful

Completed informal review paperwork can be mailed or dropped off at the Town Hall up until March 22nd.

NO FORMS WILL BE ACCEPTED BY EMAIL. Anyone submitting informal review paperwork will receive a new notice around MAY 1st. 


Grievances are heard based on VALUE complaints. TAX complaints are not heard. If you are filing a grievance you must state your estimate of Full Value. You can and should supply additional information that supports your determination of value. This is usually done by providing recent sales up to the valuation date.

What is market value?

Market value is how much a home would sell for under normal conditions.  This excludes sales where the buyer or seller is under pressure to act, perhaps due to career relocation, death of a family member, or divorce.  

GRIEVANCE DAY INFORMATION

 JUNE 4th 2024

This years hours will be between 1pm and 4pm and 5pm – 8 pm. 

Grievance will be held in person in the meeting room at the Town Hall.

You may appear in person before the Board of Assessment Review.
However, you do not need to be present, a written summary of your complaint is always suggested.

No appointment is needed. First come first serve. 

Grievance forms should be submitted at least 3 days prior to Grievance Day to allow the Assessor time to review and avoid an adjournment. However, all forms MUST be received (NOT POSTMARKED) by 8pm on Grievance Day.

A physical copy of your forms may be dropped off at the Town Hall or mailed. NO EMAILED FORMS.

HELPFUL HINTS WHEN FILING A GRIEVANCE
Only one parcel per form
Answer all pertinent questions on the form
Provide a complete description of the property: Style, lot size, bathrooms, condition, barns, garages, etc.
Furnish photos of the subject property interior and exterior
You must state your estimate of Full Value on line 7
You can and should supply additional information that supports your determination of value.

______________________________________________________________________________

EXEMPTIONS

RENEWALS are sent the first week in December.

ALL APPLICATIONS ARE DUE NO LATER THAN MARCH 1.  

NEW STAR applicants- you will no longer be able to receive STAR directly on the school tax bill.
Instead, it will come as a REBATE check. You will need to register with the Department of Taxation and Finance to receive the rebate.
 
Property owners without access to a computer can register by phone weekdays from 8:30am to 4:30pm (518-457-2036) or www.tax.ny.gov.
 

STAR PROGRAM

If you’ve recently bought your home or you’ve never applied for the STAR benefit on your current home, you may be able to save hundreds of dollars each year. You only need to register for the STAR credit once, and you’ll continue to receive the annual benefit as long as you’re eligible. Register Below!

Switching from the exemption to the credit? Register below! You may receive a greater benefit.

REGISTER FOR STAR

Enhanced STAR – If you are already receiving a BASIC STAR exemption and are turning 65, you can apply with the Assessor for the Enhanced STAR.

If you do NOT currently have BASIC STAR and are applying for Enhanced STAR , you must register with the State using the link above.

Enhanced Star Renewals

Beginning with the 2019-20 school year, the Tax Department will annually review applicants’ income to determine their eligibility for the Enhanced STAR exemption. You do not need to reapply with the Assessor.

Following your eligibility determination, the Tax Department will use the Social Security numbers to confirm the income eligibility of the property owners. If there is a change in your determination, they will notify you.

In subsequent years, the Tax Department will determine income eligibility using the Social Security numbers. If additional information is needed, the department will contact the property owner directly.

Exemption Forms

  • Agricultural Assessment ExemptionRP-305 (new Ag exemptions),  RP-305-R (renewals) –
  • Low Income Disabled Exemption:RP-459-c (new applicants),  RP-459-C-Rnw (renewals)
    • This provides for an exemption in the amount of between 5% and 50% depending on Income.
    • The current Income Limit for the Town and County is between $34,000 for a 50% exemption and $42,399 for a 5% exemption.
    • Income includes all Social Security. All owners and their Spouses income is included.
  • Low Income Senior ExemptionRP-467 (new applicants), RP-467-Rnw (for renewals)
    • This provides for an exemption in the amount of between 5% and 50% depending on Income.
    • The current Income Limit for the Town and County is between $34,000 for a 50% exemption and $42,399 for a 5% exemption.
      • Income includes all Social Security. All owners and their Spouses income is included.
      • You MUST include a copy of your prior year Federal Tax Return. If you do not file a return you MUST fill out an Income Worksheet.
  •  Alternative Veteran’s Exemption: (RP-458-a)
  • Cold War Veteran’s Exemption (RP-458-b)
  • Volunteer Firefighters and Ambulance workers – (RP-466-a)
  • Non Profit Exemptions: See this Page of the Assessor’s Manual for details and a list of necessary forms for new applicants and for renewals.
  • Forest exemptions

For exemption renewals, applicants will be mailed or a renewal form around December 1st. If you do not receive a form by the end of December, please contact the Assessor’s office to check the status of your exemption.

What Is the Property Tax?

The real property tax is a tax based on the value of real property. Counties, cities, towns, villages, school districts, and special districts each raise money through the real property tax. The money funds schools, pays for police and fire protection, maintains roads, and funds other municipal services enjoyed by residents.

What Determines the Amount of a Property Tax Bill?

The amount of a particular property’s tax bill is determined by two things: the property’s taxable assessment and the tax rates of the taxing jurisdictions in which the property is located. The tax rate is determined by the amount of the tax levy to be raised from all, or part, of an assessing unit, and the unit’s taxable assessed value. The assessment is determined by the assessor and is based on the value of the property less any applicable property tax exemptions.

What Kind of Property Is Assessed?

Every parcel of real property in an assessing unit, no matter how big or how small, is assessed. Real property is defined as land and any permanent structures attached to it. Examples of real property are houses, gas stations, office buildings, vacant land, shopping centers, saleable natural resources (e.g. oil, gas, timber), farms, apartments, factories, restaurants, and, in most instances, mobile homes.

Though all real property in an assessing unit is assessed, not all of it is taxable. Some, such as religious or government owned property, are completely exempt from property taxes. Others are partially exempt, such as veterans who qualify for an exemption on part of the property tax on their homes.

What Is an Assessment?

A property’s assessment is a percentage of its market value. Market value is how much a property would sell for under normal conditions. Assessments are determined by the assessor, an elected or appointed local official who independently estimates the value of real property in an assessing unit. Assessing units follow municipal boundaries — county, city, town, or village.

The assessor can estimate the market value of property based on the sale prices of similar properties. A property can also be valued based on the depreciated cost of materials and labor required to replace it. Commercial property may be valued on its potential to produce rental income for its owners. In other words, the assessor can use whatever approach provides the best estimate of a property s market value. Properties in suboptimal uses generally may not be assessed at market value; they must be assessed at their current-use value.

How Do I Know If My Assessment Is Right?

It is up to individual property owners to monitor their own assessments. Taxpayers should bring any questions about assessments to the assessor before the tentative roll is established (contact your assessor for the tentative roll date). In an informal setting the assessor can explain how the assessment was determined and the rationale behind it.

What Determines the Tax Rate?

The tax rate is determined by the amount of the tax levy. 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. It is the amount of the tax levy that is raised through the property tax.

(Do you have more questions about how the property tax works? The information above was excerpted from a pamphlet published by New York State: How the Property Tax Works. Read the entire pamphlet or talk to the Assessor.)