Newly constructed primary residential property purchased by
one or more persons, each of whom is a first-time homebuyer, and has
not been married to a homeowner in the three years prior to applying
for this first-time homeowners exemption, shall be exempt from taxation
levied by or on behalf of the City of North Tonawanda, School District
of North Tonawanda or the County of Niagara, in which such newly constructed
residential property is located. The length of such exemption shall
not exceed five years, in accordance with the table below:
Year of Exemption
|
Percentage Assessed Valuation Exempt from Tax
|
---|
1
|
50%
|
2
|
40%
|
3
|
30%
|
4
|
20%
|
5
|
10%
|
6
|
0%
|
A. Any newly constructed primary residential real property within the
purchase price limits defined by the State of New York mortgage agency
low-interest-rate mortgage program in the non-target, one-family new
category for the County of Niagara, and in effect on the contract
date for the purchase and sale of such property, shall be eligible
for the exemption allowed pursuant to this section.
B. A first-time homebuyer who, either as part of the written contract
for sale of the primary residential property, or who enters into a
written contract within 90 days after closing of the sale of the primary
residence for reconstruction, alteration or improvements, the value
of which exceeds $3,000, to the primary residential property shall
be exempt from taxation to the extent provided by this section. Such
exemption shall apply solely to the increase in assessed value thereof
attributable to such reconstruction, alteration or improvement, provided
that the assessed value after reconstruction, alteration or one-and
two-person household category for the county where such property is
located and in effect on the contract date for the purchase and sale
of such property.
As used in this article, the following terms shall have the
meanings indicated:
FIRST-TIME HOMEBUYER
A person who has not owned a primary residential property
and is not married to a person who has owned a residential property
during the three-year period prior to his or her purchase of the primary
residential property, and who does not own a vacation or investment
home.
HOUSEHOLD INCOME
The total combined income of all the owners, and of any owners'
spouses residing on the premises, for the income tax year preceding
the date of making application for the exemption.
INCOME
The "adjusted gross income" for federal income tax purposes
as reported on the applicant's latest available federal or state income
tax return, subject to any subsequent amendments or revisions, reduced
by distributions, to the extent included in federal adjusted gross
income, received from an individual retirement account and an individual
retirement annuity; provided that if no such return was filed within
the one-year period preceding taxable status date, "income" shall
mean the adjusted gross income that would have been so reported if
such a return had been filed. For purposes of this subdivision, "latest
available return" shall mean the federal or state income tax return
for the year immediately preceding the date of making application;
provided, however, that if the tax return for such tax year has not
been filed, then the income tax return for the tax year two years
preceding the date of make application shall be considered the latest
available.
NEWLY CONSTRUCTED
Any improvement to real property which was constructed as
a primary residential property, and which has never been occupied,
and was constructed after the effective date of this section. "Newly
constructed" shall also mean that portion of a primary residential
property that is altered, improved or reconstructed.
PRIMARY RESIDENTIAL PROPERTY
Any one- or two-family house or townhouse located in the
State of New York which is owner-occupied by such homebuyer. In no
event shall a condominium or townhouse be considered "primary residential
property" for the purposes of this chapter.
This article shall take effect immediately and shall apply to
all assessment rolls prepared on the basis of taxable status dates
occurring on or after the effective date of this article.