Independent Analysis of the Greenburgh Reassessment

Tyler Technologies was given the lucrative contract to reassess all of the properties in the Town of Greenburgh, and the result was egregiously wrong and fundamentally flawed, riddled with simple errors, and obvious examples of overvaluations and undervaluations.

Paul Feiner and Edye McCarthy admitted that while the goal of the reassessment was for “fairness”, they would not even consider the possibility that the reassessment was fundamentally flawed, no matter how many examples of errors were identified.

Mr. Feiner and Ms. McCarthy, in dismissing the Homestead option, revealed and admitted that an intention of the reassessment was to shift the burden from commercial property owners to residential property owners.

Haberman Associates, the “monitor” of the process was clearly unsuccessful in auditing the process, so I am attempting to run an independent analysis to see the exact process by which Tyler Technologies presumably determined the reassessed valuations. However, Tyler and the Town have consistently refused to provide any actual detail on the modeling used and even full details of the parameters used for the model of each property. The publicly available information on the model is intentionally obfuscating and incomplete, and the information per parcel made available on the MMRC website is incomplete and occasionally simply incorrect.

However, using just the data that was made available, some analyses were possible, comparing the new valuations to the final 2015 tax rolls. The results of these analyses will be posted here.

A general note on the analysis:

There are 28859 parcels in the 2015 roll. This data is available on the town’s website.

Of those 28859, Tyler had 28749 preliminary assessments in their publicly available information on the MMRC website. The data from those assessments were extracted and saved, but the data on this website did not include several data points used in their model (but available on the property card), including neighborhood designation, property notes, “influence factors” on the land, condition and grade information, any manual overrides made to the assessment, Tyler’s view of the validity of past sales, and entrance information.

Of those 28749, 1288 had a change in the “type” from 2015 to tyler’s assessment; these were excluded. Lots that were valued at $0 were also excluded.

“Fully exempt” properties (such as those owned by the town or a village, like school parcels) were also excluded.

This excel file extracted some of the data collected from the publicly available files.