Across Buffalo, commercial property owners and business operators are receiving “Preliminary Assessed Value Notices” that signal a significant increase in their tax burden. The City’s annual reassessment aims to align property values with the current market, but their mass appraisal methods often fail to capture the complex realities of commercial real estate.
An inflated assessment isn’t just a number—it’s a direct hit to your property’s operating budget. This new preliminary value is set to become the basis for your July 2026 City Property Tax and your January 2027 Erie County Property Tax. Accepting an inaccurate valuation means overpaying on taxes, reducing your net operating income, and potentially harming your business’s competitiveness.
Before you resign yourself to a higher tax bill, you need to know this: You have the right to challenge the city’s number, but the window to act is short.
Why Commercial Assessments Are Often Wrong
The city’s valuation is based on an analysis of recent sales in your “tax neighborhood”. This broad-stroke approach can’t account for the specific factors that determine a commercial property’s true market value.
Does your assessment reflect:
- High vacancy rates or non-paying tenants?
- Significant deferred maintenance or the need for capital improvements?
- Functional obsolescence or a layout that no longer meets market demands?
- Environmental issues or restrictive zoning?
- Recent income and expense data that shows a lower net operating income?
A mass appraisal system is unlikely to consider these critical details. The burden is on you, the property owner, to prove the city’s value is incorrect.
The First Step: The Informal Review Process
The City of Buffalo provides an “Informal Review Process” as your first opportunity to dispute the new assessment. To succeed, you must submit a compelling, evidence-based argument. While the notice may include a “Residential Informal Review Application,” the principles for a successful commercial appeal are far more complex.
A strong commercial appeal requires specialized documentation, such as:
- Detailed income and expense statements (T-12 reports).
- Current rent rolls, including vacancy information.
- A recent fee-based appraisal from a qualified commercial appraiser.
- Evidence of comparable commercial property sales that support a lower valuation.
- Photographs and contractor estimates for any significant deferred maintenance or property damage.
Critical Deadlines: October 31, 2025(Informal) December 31, 2025(Formal)
You must act decisively. The completed application and all supporting documentation for your appeal must be submitted to the Department of Assessment and Taxation on or before October 31, 2025 for the informal challenge. A formal challenge can be filed by December 31, 2025.
You Don’t Have to Navigate This Alone
Challenging a commercial property assessment is a complex process that demands expertise in property valuation, tax law, and local procedures. Building a winning case requires more than filling out a form—it requires a strategic presentation of financial data and market evidence.
Our firm’s focus is in commercial property tax appeals. We will analyze your property’s unique financial situation, identify the flaws in the city’s assessment, and build a powerful, evidence-based appeal designed to reduce your tax liability and protect your investment.
Don’t let an unfair property assessment drain your profits. Contact us today for a professional evaluation of your case. Let us fight to ensure your assessment is fair, accurate, and reflects the true value of your commercial property.
