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Board of Assessment Review BAR Challenges
Using a variety of techniques, sales verification is an ongoing process by the Department of Assessment and Taxation, through which we determine the circumstances and inventories of real property sales in the City and their usability for purposes of valuation. It is a normal activity of assessor’s offices throughout the State.
The sales reports presented here contain the sales in our records, as of the indicated date, which we have determined to be valid for purposes of valuation. Invalid sales are not listed. Examples of some of the circumstances that invalidate sales are:
Abnormally high-priced sales are also eliminated. These sales sometimes result from an untypical desirability for the property class. An example would be, when a business buys a residential property for business expansion and therefore pays a premium price, in order to convince the seller to sell a property not otherwise on the market. This is not the price a residential buyer would normally pay for this property.
Although efforts have been made to represent only valid sales in this report, there is a possibility of some erroneous listings due to insufficient or incorrect evidence in our records at the time the report was prepared. This list, therefore, is constantly subject to revision. For this reason, It should not be assumed that any particular sales were or were not used in this year’s valuation work relative to any specific properties. Public comment is welcomed.
RESIDENTIAL SALES DATA
NBHB CODE - Neighborhood code. It represent an identifiable geographic area, as determined by the Department’s valuation staff, wherein similar properties have similar values for various inventory items, such as square foot of living area (SFLA), garage, number of baths, etc. When making comparisons, it is generally best to use comparable sales from the same neighborhood as the subject property.
SBL Number - This means the map number for the parcel on the Erie County Tax Maps. Copies of these maps are in use in our office. This SBL Number provides us with another method of sorting and also of filing property records geographically.
Inventory - Shown with each sale is a selection of important inventory items. Our records contain additional items such as garage capacity and air conditioning, etc.
Prop class - Property class. This is a classification of the property, according to its primary use. The residential classes presented are:
SFLA - Represents the Square Foot of Living Area, as measured from the exterior of the dwelling. This is helpful in comparing properties, however other factors such as number of baths, garage, exterior siding material and overall condition, among others, should also be considered.
Gross/sq ft - Is the sales price per square foot of living area.
Net/sq ft - Is the sales price per square foot of living area after subtracting the assessment land value. This figure is useful when comparing properties where the parcel shapes and sizes vary significantly.
COMMERCIAL SALES DATA
Prop Class - A complete list of property classification codes is attached. This would be a classification of the primary use of the property.
Gross Floor Area - This gives the totaled floor area of all buildings on the property.
Note: Commercial properties are often very complex. Often there are multiple uses and even more than one building on the property. Furthermore inventory items are numerous. For this reason, you are encouraged to contact the Department of Assessment and Taxation or visit our office for more specific information regarding commercial properties.
© 2001-2011 City of Buffalo
Photos by Angel Art LTP, compliments of the Greater Buffalo Convention and Visitors Bureau. Additional photos by Adrian Roselli, compliments of Algonquin Studios