Putnam County Property Tax Grievance

Putnam County Property Tax Grievance Process & Deadlines

Grievance Deadline: Fourth Tuesday in May (May 23, 2023) for all Putnam County municipalities, including: Carmel, Kent, Patterson, Philipstown, Putnam Valley, Southeast

Are you concerned that your Putnam County property tax assessor has over-assessed the value of your commercial property? Here is the information you need to grieve your commercial property taxes in Putnam County!

Realty Tax Challenge (RTC) can help you grieve your Putnam County property tax assessment to attain tax reductions and potentially a refund. Our highly experienced staff has been helping NY State commercial property owners reduce their real estate taxes for over 25 years. We have an intimate knowledge of the local markets. We are the best in the business at understanding real property valuation.

If you feel your Putnam County commercial property is over-assessed, the next step is to lower your assessment. Any person who pays commercial property taxes in Putnam County can grieve an assessment, including property owners, contract vendees, and tenants who are required to pay all of the property taxes pursuant to a lease or written agreement. Here is an overview of the filing process if you work with RTC to grieve your property taxes:

The Putnam County Property Tax Grievance Process

• Assessors do not determine your property taxes. They only determine the market value of your property. The tax amount that you pay is based on the assessment and the tax rate.

• Check your assessment every year prior to the appeal deadline. Find out what the assessor’s estimate of the market value of your property is by going here: https://www.tax.ny.gov/pit/property/assess/local/

• The best way to lower your assessment and therefore your property tax bill, is to work with experienced consultants like RTC. We leverage our expertise to ensure that all the factors that affect your assessment are considered, and that it reflects the real value of your commercial property.

• We can provide a no-cost consultation to determine whether your commercial property is over-assessed and whether you should appeal. You could be paying a disproportionate share of the tax burden, which is NOT FAIR.

• After our evaluation, if it appears that you are over-assessed, our office will submit a grievance application on your behalf and begin the process of reducing your taxes. Filing a grievance and challenging your property tax assessment is a process called tax certiorari.

• Here is an overview of how tax certiorari works in Putnam County. There are two levels of formal review:

  • Administrative review – the “grievance” process is conducted at the municipal level with the Town Assessor and Board of Assessment Review (BAR).
  • Judicial review – the “petition” is a legal proceeding filed with the Putnam County Supreme Court – in order to pursue judicial review, you must first go through the administrative review process.


• If the grievance is denied, your remedy for that is to file an Article 7 petition, which needs to be filed within 30 days after the final roll is published.

• We handle the full process for you and will keep you updated throughout the process.

If you miss the annual grievance filing deadline, you cannot file for that year. NOT challenging your taxes means you could be overpaying by thousands of dollars a year. Additionally, we can help you to determine if you have any open prior tax years. If so, we can take over those tax years and negotiate them along with the current year for a tax refund.

It is always worth it to have RTC professionally grieve your Putnam County property taxes. There is no upfront fee to grieve your real estate taxes. Once we have obtained a successful reduction, our fee is taken out of your return so there is nothing to lose:

  • Property tax rates in New York are some of the highest in the nation!
  • Your taxes will never be increased as a result of your filing a grievance. They can only go down. It is actually against New York State law for taxes to be raised due to a grievance filing.
  • The value of your property WILL NOT go down, your value will increase if your tax assessment is lowered.
  • Even if you have been denied previously, it has no impact on a new grievance application. Real estate values are constantly changing, so you should file an appeal annually.

Commercial properties include office buildings, warehouses, hotels and motels, funeral homes, malls and department stores, supermarkets, Big Box stores, retirement and assisted living communities, hospitals, self-storage facilities, golf clubs, country clubs, movie theaters, recreational facilities, auto dealerships and more.

Once we have successfully obtained your Putnam County commercial property tax reduction, we will also work to obtain a refund for your overpaid taxes and ensure that the property tax bills are correct.

Call us at 914-348-9473, email us at info@propertytaxrefund.com, or fill out the contact form to begin the process. We can answer any questions you have, and get you started on the tax grievance process right away!

Useful Links for Putnam County Property Tax Grievances:

Ready to Get Started?

Speak With a Real Estate Tax assessment consultant Today.

Call us at 914-348-9473 or fill out the contact form to begin the process.

We can answer any questions you have, and get you started on the assessment process to obtain you the maximum tax incentive or relief available to you!