Monday, December 13, 2010


Save Big Today!  If you are ready to sell your home either with a realtor or as a For Sale By Owner, Realty 123 Inc. will list your home on the multiple listing service (MLS) and give your home exceptional exposure with internet syndication, property blogging, custom property website, virtual tour, video tour and *broker reciprocity.  

Save an additional .5% off of our already low commission fee structure or save 25% off our 5 Star Flat Fee Listing Service.  

* Broker Reciprocity:
It is a business program where brokers grant each other permission to display their listings on each others' web sites. Brokers who participate in the program can display all active listings of all participating members of the program.  So esstentially you list your home with Realty 123 Inc. at a money saving discount and then your home is seen on every participating brokers website as if was their listing.  a partial list of brokers are: Century 21, Coach Realtors, Exit Realty, Keller Williams, netter Real Estate, Prudential Douglas Ellimen, Ramsay Associates, Re/Max, Weichert Realtors to name a few.

Saturday, December 11, 2010

Long Island Multiple Listing Service (MLS) Flat Fee Listing Service

Long Island Multiple Listing Service (MLS) Flat Fee Listing Service
Realty 123 Inc. is now offering homeowners who want to sell their homes an opportunity to save money without sacrificing exposure or broker / agent assistance. For Sale By Owners are encouraged to view our marketing products and money saving real estate marketing plans. For Sale By Owners twill be listed on MLS,,,,,,,, Yahoo Real,, Google base, Google maps, Craigs List, and more internet syndication. Professional grade photo are used in marketing material as well as online listings. Realty 123 Inc. offers custom personal home websites, virtual and video tours and we update the world thru real estate blogging updates and events.
Real estate listing are posted on a number of real estate informational websites such as,,
Contact Mark Hannigan Broker /Owner at 631-766-5959 for more information and appointment scheduling.

Thursday, December 9, 2010

Nassau County Assessor's Office Frequently Asked Questions

What is a property assessment and how is it determined?
An assessment is a percentage (also known as the Level of Assessment) of the Market Value of your property.  The assessed value of residential properties in Nassau County is .25 percent (or .0025) of the Full Market Value.  The assessed value of commercial properties is one percent of the Full Market Value.
The Department of Assessment is responsible for developing fair and equitable assessments for over 418,000 residential and commercial properties in Nassau County on an annual basis. To accomplish this, the Department utilizes a Computer Assisted Mass Appraisal (CAMA) system to generate property assessment values.  The values for residential properties are primarily developed by comparing sales from 2010 and 2009 to other properties with similar characteristics within your neighborhood.  Factors such as location, quality, age, unique features, architectural style and square footage of a residential property are taken into consideration.  Commercial properties are typically valued using an income approach along with comparable sales.

What role does the annual assessment of my property play in determining my property taxes?
Your assessment represents the proportionate share of the total value of all assessments in a taxing jurisdiction in which you own property, such as a school district.  Your proportionate share of the total assessed value determines the share of taxes you will pay to the school district.  The same principle holds true for taxes to the County, Town, and special taxing districts.  Assessments simply determine how the tax levy will be apportioned among all of the property owners in a taxing jurisdiction.

Is my property assessment a tax?

No, it is not. The assessment notice is the estimated market value of your property. Assessed values are used along with the tax levy to calculate a tax rate. The taxes you pay are calculated by multiplying the tax rate by the assessed value of your property.

Won’t my property taxes go down if my assessment goes down?
Not necessarily. To demonstrate the relationship between assessments and taxes, consider the make-believe hamlet of Seagull Village, which is a community of two homes. Each resident owns a house valued at $100,000. Seagull Village’s property tax levy is $2,000 which is the amount needed to cover its expenses. Since each resident owns 50% of the total property value, they each pay 50% of the levy giving them each a tax bill of $1,000.
If property values in Seagull Village go down 10%, then each property is assessed at $90,000. The amount they pay in taxes, however, remains the same because the tax levy amount has not changed, even though the assessment has declined. Each resident still owns 50% of the total property in Seagull Village and must pay 50% of the $2,000 tax levy, which is $1,000. Even if the properties’ assessments increase to $110,000 each, the taxes stay exactly the same. They each still own 50% of the total property and Seagull Village still needs to collect $2,000, therefore they will continue to see a $1,000 property tax bill.
An increase or decrease in the assessment of an individual property is not an indicator of whether the tax bill for a property will go up, down, or remain the same.

How do I check to see if my property’s inventory records are correct?
When reviewing your records on the Department of Assessment website, you should select the “Property Description” and “Property Sketch” links to make sure that the information posted is accurate.  For example, homeowners should check whether or not the architectural style, living area (i.e. number of bathrooms, finished basement and/or attic, presence of garage, etc.), lot size, and condition of the house are correct.  If you discover an error, you should contact the Department of Assessment by e-mail: or by calling (516) 571-1500.

What is the STAR exemption program?
STAR is New York State's School Tax Relief Program provides a partial property tax exemption from school taxes. All New Yorkers who own and live in their home - whether it's a condominium, cooperative apartment, manufactured home, farm dwelling, apartment building or mixed-use property - are eligible for the STAR exemption on their primary residence.
There are two parts to the STAR property tax exemption:

  • The Basic STAR exemption is available for owner-occupied, primary residences regardless of the owners' ages or incomes.

  • The Enhanced STAR exemption is available for the primary residences of senior citizens (age 65 and older) with yearly household incomes not exceeding the statewide standard ($79,050 for the 2009 tax year.)  For property owned by a husband and wife, or by siblings, only one of them must be at least 65 years of age as of December 31 of the year in which the exemption is being applied. The combined annual income, however, must not exceed the STAR income standard.

Did the NYS end the STAR exemption program?
No.  The Basic and Enhanced STAR exemption program is still in effect.  The special “STAR Rebate Check” program was terminated after two years because of State budget cuts.

Other than the Basic and Enhanced STAR programs, does Nassau County offer any other exemptions to homeowners?
Yes. In addition to the Basic and Enhanced STAR programs, qualifying homeowners can apply for a VeteransSenior CitizenCold War VeteransVolunteer Firefighters and Ambulance Workers, Limited Income Disability, or Home Improvement exemptions.  Exemptions brochures and applications can be accessed on the Department of Assessment

In general, what documents will I need to file for a property tax exemption?
There are two categories of property tax exemptions:  Income-Based and Non-Income-Based. 
Income-Based property tax exemptions include the Enhanced STAR (For seniors 65 years and older with an annual income under $79,050); Low Income Senior Citizens and Limited Income Disability exemptions (Under $37,400); and the Eligible Funds Veteransexemption (see brochure for details.) 
To file for the Enhanced STAR exemption, homeowners will be required to provide copies of their latest recorded Deed, Federal or State Income Tax Return and Proof of Residency (Drivers License/Vehicle Registration).
To file for the Low Income Seniors or Limited Income Disability exemptions, homeowners are required to provide copies of their latest recorded Deed, Federal or State Income Tax Return, Proof of Residency (Drivers License/Vehicle Registration), and all supporting income documentation used to file Income Tax Returns (1099’s, Interest and Dividend Statements, etc.)
Non-Income-Based property tax exemptions include the Volunteer Firefighter and Ambulance Worker, Cold War Veterans, andAlternative Funds Veterans exemptions.
To file for the Volunteer Firefighter and Ambulance Worker, Cold War Veterans, and Alternative Funds Veterans exemptions, homeowners are required to provide copies of their recorded Deed, Proof of Residency (Drivers License/Vehicle Registration), Copy of Discharge Papers (DD214), and a Letter from Chief of Department listing years of service (when applying for the Volunteer Firefighter and Ambulance Worker exemption only.)

Nassau County Assessor's web link is below:

County Assessor's Office (516) 571-2311

Edward P. Mangano
County Executive
240 Old Country Rd.
Mineola, NY 11501 (516) 571-1500