Assessment
Consulting Construction
Progress
Reports Market Rent
Appraisals and
Market Surveys Brokerage
Services Support
for
Litigation Appraisal
Reviews
Mid-Atlantic Valuation Group specializes in helping clients understand and solve complex tax assessment related matters. For property owners, we assist in determining whether or not assessments should be appealed and then provide court-ready appraisals in support of filed appeals. For taxing bodies such as counties, school districts and municipalities, we provide assistance in understanding valuation issues, consult on property-owner filed appeals and provide court-ready appraisals when needed.
For property owners with multiple properties, we provide an annual tax assessment summary report. These reports include a summary of each property. By reviewing this report, the property owner can determine which properties may need to be appealed and then order appraisals accordingly.
A typical assessment summary includes:
- One page is devoted to each property and includes a property photograph
- Building size (per the owner)
- Land size
- The property's assessment
- Implied value
- Stark Law Compliance
- Millage rate and total annual real estate taxes
- The property's address
- Building size (per the county)
- Copy of the tax assessment map
- Common Level Ratio or applicable assessment-to-value ratio
- Implied value per square foot
- Annual Real Estate Taxes per Square Foot
- Estate Planning
Using this report, the property owner can determine which properties are assessed the highest, which ones are currently impacted by the highest real estate taxes per square foot and which properties may be assessed incorrectly due to errors by the assessment office relating to building size. Once the owner has reviewed this report, appraisals can be completed to determine if the properties are assessed at values above market. This report can be easily updated on an annual basis.
Client Example
For a client owning over 100 properties in Pennsylvania, we created an report that helped them initiate approximately 20 successful tax assessment appeals. Additionally, the consulting report revealed several situations where the taxing authority had incorrectly estimated the building sizes of these properties. Several properties were appealed informally based on the size discrepancies and reductions were granted. In one case, an annual savings of over $16,000 was granted, simply due to a size error by the assessment office.
Appraisers are often called on to appraise properties that are either under construction or pending new construction. Once the appraisal is submitted and the loan obligation finalized, many financial institutions require that several Construction Progress Reports be completed in order to schedule loan draw payments. We can provide this service. We will reinspect the site, review the general contractor's progress and give you an opinion as to the level of completeness of the project.
Mid-Atlantic Valuation Group can provide you with detailed studies of market rent and overall market characteristics. Whether you are considering entering a new market, or are reassessing your current market position, we can provide you with a consulting report to answer your questions.
These reports can be specific and examine other similar properties in the market that directly complete with your property, or they can be broad in scope and provide you with general market conditions such as overall market vacancy, market supply and average market rent ranges.
Mid-Atlantic Valuation Group provides valuation and consulting services to the region's medical community. Health networks, physicians groups and individual healthcare practitioners often require market value and/or market rent appraisals for Stark Law compliance, purchase/sale price determinations, purchase price allocations, partnership disputes, estates involving healthcare properties and tax assessment appeals.
Through our affiliated entity Mid-Atlantic Commercial Real Estate, we provide our clients with various brokerage services in Pennsylvania that include:
- Site selection
- Tenant representation
- Buyer representation
Please reach out to us at 610-989-9277 for more information.
Examples of our Brokerage Services:
Mid-Atlantic Valuation Group can provide you with appraisals and consulting services in support of various litigation matters such as ad valorem tax disputes, bankruptcy matters, estate disputes, partnership disputes, eminent domain cases and other matters where a well-supported and defendable value opinion is necessary.
In Pennsylvania, the principals of the firm have provided expert testimony at tax assessment appeal hearings:
- Adams County
- Allegheny County
- Beaver County
- Bedford County
- Berks County
- Bradford County
- Bucks County
- Butler County
- Cambria County
- Carbon County
- Centre County
- Chester County
- Clearfield County
- Clinton County
- Columbia County
- Crawford County
- Cumberland County
- Dauphin County
- Delaware County
- Elk County
- Erie County
- Fayette County
- Greene County
- Huntingdon County
- Lackawanna County
- Lancaster County
- Lawrence County
- Lebanon County
- Lehigh County
- Luzerne County
- Lycoming County
- McKean County
- Mercer County
- Monroe County
- Montgomery County
- Northumberland County
- Philadelphia County
- Schuylkill County
- Snyder County
- Tioga County
- Warren County
- Washington County
- Wayne County
- Westmoreland County
- Wyoming County
- York County
In Pennsylvania, the principals have testified at condemnation board of view in Delaware County, Lancaster County, and York County.
In New Jersey, the principals have provided expert testimony at tax assessment appeal hearings in Gloucester County and zoning/planning board hearings in Middlesex County.
The principals of the firm have also given testimony in the Court of Common Pleas in The principals of the firm have also given testimony in the Court of Common Pleas in Allegheny, Berks, Centre, Chester, Clearfield, Dauphin, Lancaster, Lebanon, Schuylkill, Snyder, Wyoming and York Counties in Pennsylvania, the United States Bankruptcy Court – Middle District of Pennsylvania, the United States Bankruptcy Court – Delaware District, the United States District Court – Middle District of Pennsylvania, the United States District Court – Western District of Pennsylvania and the United States Tax Court in Philadelphia.
The principals of our firm have been awarded the AI-GRS designation from the Appraisal Institute, recognizing their expertise and knowledge in addressing issues unique to appraisal reviews.
An appraisal review assists attorneys in understanding what deficiencies may exist in appraisal reports prepared for expert testimony. As a result, the review function is often critical to a successful litigation outcome.
Contact us
for more info
For residential subdivisions in any location or for commercial properties in the Lehigh Valley, Philadelphia and surrounding counties, New Jersey and Delaware:
Contact Michael J. Acquaro-Mignogna
MAI, SRA, AI-GRS Principal
mmignogna@mvginc.com
610-989-9007, ext. 1201
For commercial properties located elsewhere in Pennsylvania, (excluding Lehigh Valley and Philadelphia area) or Maryland:
Contact Gary E. Heiland II
MAI, AI-GRS Principal
gheiland@mvginc.com
717-699-4434, ext. 1101
