Hart of the Issue: April 2025

As expected, I’ve been receiving a lot of calls lately from friends, family, and clients who are all sharing in the same sticker shock when opening their mailboxes over the past few weeks. If you’ve opened an envelope with the Lackawanna County Seal and “NOTICE OF TENTATIVE ASSESSMENT CHANGE” in bold, all caps, you know exactly what I mean. Your heart might have dropped, wondering how to determine whether they’re good or bad, so I want to take a moment to explain why this is happening and what you should do.

First and foremost, don’t panic. The most important thing to ask yourself is, “If I wanted to sell my property today, is this how much I would sell it for?” Regardless of what your new assessed value says, it doesn’t give any real indication of whether your taxes will go up or down. So, for now, take a deep breath. We’ll get through this together, and here’s why.

Assessed Value vs. Fair Market Value

To understand what’s happening, let’s clarify some key terms.
Assessed value is the valuation assigned to your property by the county’s assessment office for the purpose of taxation. It’s often based on various property characteristics like size, location, and condition. However, it doesn’t reflect the actual amount you’d get if you were to sell your property today.
Fair market value, on the other hand, is the price at which your property would sell on the open market.
With the recent reassessment, the goal is to bring the assessed value closer to your property’s actual fair market value, reflecting what it would realistically sell for in today’s market.

What is the Common Level Ratio (CLR)?

The Common Level Ratio (CLR) is a critical concept when discussing property assessments. It is a calculation that compares the assessed value of a property to its fair market value. The CLR helps determine whether properties are being assessed accurately and uniformly across a county.

If the CLR is 1.0, it indicates that assessed values match market values. However, when the CLR is higher than 1.0, it means that assessed values are lower than the market value.
In Lackawanna County, the CLR is currently set at 16.13, which is significantly higher than the state average of 4.71. This discrepancy is the result of not having a reassessment since 1968, leading to outdated assessments that no longer reflect current property values. This reassessment is being done to bring the CLR closer to a fairer, more accurate measurement of market values.

Millage Rates & Property Taxes

Millage rates determine the amount of tax owed per $1,000 of assessed value. Following a reassessment, these rates are adjusted to maintain revenue neutrality, ensuring total tax collections remain consistent. Therefore, even with higher assessed values, many property owners may not experience substantial increases in tax bills.​

The Reassessment Process

The reassessment process started in 2022 when Lackawanna County commissioners hired Tyler Technologies to update the property values. This reassessment is based on fair market values, meaning the county is now looking at what your property would actually sell for if it were on the market today. Property owners who feel their new assessments are incorrect can challenge them through an appeals process. This is an important step, and the county has set up a way for you to file informal reviews and formal appeals to make sure your assessment is accurate.

What Can I Do If My Value Seems Wrong?

You have the right to question, challenge, and appeal your new value.

 Step 1: Review Your Assessment Notice 

·       Is your square footage accurate?

·       Is the number of bedrooms/bathrooms correct?

·       Is the market value reasonable for your area?

 

Step 2: Informal Review with Tyler

You can request a one-on-one review with the company that assessed your property. Bring documents and questions — but know that this step is optional and often limited in scope.

 Step 3: Formal Appeal with the County

If you still disagree, you can file a formal appeal with the Lackawanna County Board of Assessment Appeals. This is where having legal representation can make a big difference.

Final Thoughts
This reassessment is not about raising taxes. It’s about ensuring fairness by aligning property assessments with their true market values. As you review your tentative assessment, remember that it doesn’t necessarily reflect your future tax bill. The county’s goal is to correct decades of outdated assessments and give us all a clearer, more accurate view of our property’s value.
So, while the new numbers might be shocking, they’re just part of the larger process of ensuring that everyone pays their fair share based on the current market value of their properties. Don’t worry about taxes going up just yet. The key thing is that this reassessment helps ensure a more accurate, equitable property tax system for the future.
If you have any concerns about your new assessments or would like assistance in reviewing your property’s value, feel free to reach out. Let’s navigate this process together. While this reassessment brings new values, you have the same rights. “Be smart. Call Hart.”

Classic Cuisine by Modern Means: April 2025

“Layered Perfection: Easter Pie, Glazed Ham, & the Ultimate Salad”

It’s finally Easter! After enduring another year of Lent–which for many of us meant endless amounts of fish (and hopefully no accidental meat on Fridays—fingers crossed), variations of pizza, and maybe even some shrimp and peppers on pizza (you either love it or hate it), we’ve made it through. 

And of course, there were those countless Friday afternoons spent on hold, waiting to get that all-important pizza order in at your favorite shop. 

But here in northeastern Pennsylvania, we’re never truly “pizza’ed out,” are we? So what better way to follow up mandatory pizza Fridays than with… pizza on Easter! This year, let’s give the pizza a little twist, shall we? We’re still in the spirit of fun and flavor, but let’s go beyond the pizza box. 

This Easter, we’ve got some fantastic recipes that will fill your table with tradition and creativity—Italian Easter pie, a perfectly glazed ham, and a show-stopping Easter-themed salad. Plus, here’s a trick—serve the salad in a trifle bowl for a gorgeous centerpiece that’s bound to impress.

Italian Easter Pie: A Slice of Tradition

Italian Easter pie (or *pizza rustica*) is a savory, meat-filled pie that’s been passed down through generations. It’s a hearty dish made with a rich, buttery crust and layered with ricotta cheese, eggs, sausage, and cured meats—a savory masterpiece perfect for Easter.

Ingredients:

– **For the crust**:
  – 3 cups all-purpose flour
  – 1 tsp salt
  – 1 cup unsalted butter, chilled and cubed
  – 1 large egg
  – 1/4 cup cold water
– **For the filling**:
  – 1 lb ricotta cheese
  – 2 cups shredded mozzarella cheese
  – 1/2 lb Italian sausage, cooked and crumbled
  – 1/2 lb prosciutto, chopped
  – 6 large eggs (5 for the filling, 1 for brushing)
  – 1/2 cup grated Parmesan cheese
  – 1/2 tsp freshly grated nutmeg
  – Salt and pepper to taste
  – Fresh parsley, chopped (for garnish)

Technique:

1. **Prepare the crust**: In a food processor, combine flour and salt. Add cold butter and pulse until the mixture resembles coarse crumbs. Add the egg and cold water, then pulse until the dough begins to form. Turn out onto a lightly floured surface and knead until smooth. Wrap in plastic wrap and chill for at least 30 minutes.
2. **Prepare the filling**: In a bowl, combine ricotta, mozzarella, cooked sausage, prosciutto, eggs, Parmesan, nutmeg, salt, and pepper. Mix until well incorporated.
3. **Assemble the pie**: Preheat your oven to 375°F (190°C). Roll out two-thirds of the dough to fit a 9-inch pie dish. Add the filling and smooth it out. Make five shallow indentations in the filling and crack an egg into each indentation (or mix all the eggs into the filling). Cover with the remaining dough, sealing the edges. Brush the top with an egg wash (beaten egg with a splash of water).
4. **Bake**: Place the pie in the oven and bake for 45-50 minutes or until golden brown. Let cool slightly before slicing. Garnish with fresh parsley before serving.

**Pro Tip**: Make the pie a day ahead to let the flavors meld together.

The Perfect Easter Ham: A Sweet and Savory Glaze

A beautifully glazed ham is a must-have centerpiece for Easter. The right glaze can make all the difference, combining sweetness, acidity, and spices to create the perfect balance.

Ingredients:

– **For the glaze**:
  – 1 cup brown sugar
  – 1/2 cup Dijon mustard
  – 1/2 cup apple cider vinegar
  – 1/4 cup honey
  – 1 tbsp whole grain mustard
  – 1/2 tsp ground cinnamon
  – 1/4 tsp ground cloves
  – 1/4 tsp freshly ground black pepper
– **For the ham**:
  – 1 (8-10 lb) bone-in ham (pre-cooked or smoked)
  – Whole cloves for studding

Technique:

1. **Prepare the glaze**: In a saucepan, combine brown sugar, Dijon mustard, apple cider vinegar, honey, whole grain mustard, cinnamon, cloves, and black pepper. Simmer over medium heat until the glaze thickens, about 10-15 minutes. Remove from heat.
2. **Prepare the ham**: Preheat the oven to 325°F (163°C). Place the ham in a roasting pan. Score the surface in a diamond pattern and stud with whole cloves. Brush generously with the glaze.
3. **Roast the ham**: Roast for 2-2.5 hours, basting every 30 minutes. The ham is done when the internal temperature reaches 140°F (60°C).
4. **Serve**: Let the ham rest for 10 minutes before slicing. Drizzle with any remaining glaze and serve!

**Pro Tip**: For a crispy, caramelized finish, broil the ham for the last 5 minutes of roasting.

Easter-Themed Salad: A Beautiful Centerpiece with Optional Meat Additions

This Easter salad is more than just a dish—it’s a centerpiece! Layered with vibrant colors and textures, and served in a trifle bowl, it’s as much a feast for the eyes as it is for the taste buds. Want to make it heartier? Add some meat options like crispy bacon or thinly sliced ham—perfect for those who are eager to make up for lost carnivorous days during Lent.

Ingredients:

– 4 cups mixed greens (arugula, spinach, and spring mix)
– 1 cup cherry tomatoes, halved
– 1/2 cup sliced cucumbers
– 1/2 cup shredded carrots
– 1/4 cup red cabbage, thinly sliced
– 1/2 cup sliced radishes
– 4 hard-boiled eggs, sliced
– 1/4 cup crumbled feta cheese
– 1/4 cup roasted sunflower seeds

**Optional Meat Additions**:
– 1/2 cup crispy chopped bacon
– 1/2 cup thinly sliced ham
– Grilled chicken or turkey slices

For the Dressing:

– 3 tbsp olive oil
– 1 tbsp white wine vinegar
– 1 tsp Dijon mustard
– 1 tsp honey
– Salt and pepper to taste

Technique:

1. **Crucial Tip for Crisp Lettuce**: Want to keep your lettuce nice and firm? Toss the greens in a small amount of **olive oil** (no vinegar or dressing yet) and place in the fridge. The oil will chill and help the lettuce stay crisp and fresh until serving. **Dress the salad just before serving**, with the dressing on the side.

2. **Layer the salad in the trifle bowl**:
  – Start with **mixed greens** at the bottom, followed by layers of **sliced cucumbers**, **shredded carrots**, and **sliced radishes**.
  – Add a layer of **red cabbage** for color, then layer in the **cherry tomatoes**.
  – If adding meat, layer **crispy bacon** or **sliced ham** next for extra flavor.
  – Finish with the **hard-boiled eggs**, **feta cheese**, and a sprinkle of **sunflower seeds**.

3. **Serve**: Drizzle the dressing over the salad just before serving or allow guests to add their preferred amount of dressing.

This Easter, enjoy a spread that’s not only delicious but visually captivating. From the savory layers of Italian Easter pie to the sweet and savory glaze on your ham, and the beautiful layered salad, these dishes will bring flavor, beauty, and tradition to your table. Whether you choose to go meatless or indulge in the optional bacon and ham, this Easter feast is one for the books. Happy Easter!

Dunmore students take part in Northeast PA Bridge Competition

Dunmore had an outstanding showing at the Northeast PA Bridge Competition held at North Pocono High School on Saturday, March 15th.

Junior Santino Nicastro won first place overall with a bridge weighing 17.61 grams holding a maximum load of 34.050 kilograms, giving him a score of 1,933.56. Senior Oum Patel placed second with a bridge weighing 14.72 grams and holding 26.310 kilograms for a score of 1,787.36. Senior Conor Toole placed fourth with a bridge weighing 23.65 grams and holding 37.230 kilograms for a score of 1,574.21. Additionally, Santino Nicastro won second place in the Excellence in Architecture category.

Santino and Oum will advance to the International Bridge Contest to be held this year in Chicago, Illinois on April 26.