The Peru Gazette

Jeremiah Cross in his Pru Town Hall office today

By John T Ryan 

April 15, 2024, Peru—Most Peru property owners opened their mailboxes today to find their 2024 Assessment Notification from Peru’s assessor, Jeremiah Cross. An accompanying letter explains why annual assessments are necessary and provides options if a taxpayer disagrees with the assessed value. County, town, and school tax rates, not assessed values, determine final tax bills. When the town’s total assessed value increases, tax rates typically decrease. 

According to the 2024 assessment, Peru’s 3.363 parcels have a total assessed value of $792 million, about $59 million (7.5%) higher than last year.  Most assessed values increased by about 5%, but a few increases were much more. (The Gazette watched one taxpayer open his notification envelope. His assessment increased by $113,000 or 33%). 

“The location, home style, additions, and renovations account for most changes. Property on Lake Champlain experienced the biggest increases, Cross commented.” 

Not all properties increased in value; fifty-three parcels decreased by $1.8 million. Fire damage, removal of a portion of a parcel, and corrections in assessed value are the most common reasons for the decreases.  

Cross said the assessments are based on property sales between July 1, 2022, and June 30, 2023, when sales prices escalated. Over the past few months, prices have moderated. If this trend continues, 2025 value increases should be less. Cross commented, “I would love for this to happen. It would make my life a lot easier!”  

Taxpayers questioning their assessments should ask themselves, “What would cause anyone to pay less than the assessed value for my property?” “Do I have evidence that might change the assessment, such as photos, a realtor’s estimate, or an appraisal from a licensed appraiser to contest the assessment?” 

The best way to meet with Jeremiah Cross is to make an appointment through the Clinton County Real Property Office by calling 518-566-4760. On Tuesdays, he’s at his Peru Town Hall office from 9 a.m. to 3 p.m . Phone 518-643-2745 Extension 104. He’ll do his best to answer questions over the phone, but he anticipates his phone being busy often.