Assessment review — 6279 Greenhill Rd
6279 Greenhill Rd, New Hope PA 18938 — Solebury Township, Bucks County, Pennsylvania. We considered a property-tax appeal and checked it properly: the Bucks County BOA record (parcel 41-013-017-010) against current market value. The conclusion is that an appeal would not help and could backfire — the county's own numbers already sit at or below true market. This page is the record of that review: the assessment snapshot, the market comparison, the comps (which now cut the other way), and the decision not to file.
1 · Property snapshot
Physical facts from the old Uniform Residential Appraisal Report (URAR) · File #9700023667 / 39652 71064. The property description below is still accurate; the $900,000 value is stale background only — Redfin records that figure as a June 2016 sale, and the market has roughly doubled since. See §2 for the current-market comparison.
The old comps have all roughly doubled since they sold
These are the three comparables from the 2018–2019 URAR grid. The point now is the opposite of an appeal exhibit: every one of them has appreciated ~50–75% since it sold. The neighbourhood market is clearly up, which works against any argument that the subject is over-assessed.
| Comparable 1 | Comparable 2 | Comparable 3 | |
|---|---|---|---|
| Address | 16 Bellinghamshire Pl, New Hope 18938 |
2 Saddleview Ln, Doylestown 18902 |
1 Saddleview Ln, Doylestown 18902 |
| Then: sale price (year) | $950,000 (2018) | $838,000 (2019) | $935,000 (2018) |
| Now: current estimate | ≈ $1.65M | ≈ $1.17M | ≈ $1.38M |
| Change since sale | +~74% | +~40% | +~48% |
| Gross living area | 5,055 sqft | 3,642 sqft | 3,625 sqft |
2 · What we did — history (AppealDesk)
For the record: we did engage AppealDesk · order id ee84e0ea-a32f-4cbb-a60c-e6208c5e2d95. This is background on how the review reached its conclusion — not a live filing plan.
3 · The comparison that settles it
Bucks County froze assessed values at a 2005 base year and reconciles them to today's market through the Common Level Ratio (CLR), set annually by the PA State Tax Equalization Board (STEB).[1][2] The county's own estimated market value is just assessed value × the CLR factor. A PA appeal only wins when that number comes out higher than true market value. Here it comes out lower.
For completeness, the next cycle only widens the gap: the 7/1/2026–6/30/2027 CLR is 5.60% · factor 17.86,[2][4] which would imply a county market value of about $1,470,235 ($82,320 × 17.86) — still under a ~$1.5M market. Either vintage leaves the property under-assessed.
4 · The decision — not appealing
- Pulled the authoritative record. Bucks County BOA, parcel 41-013-017-010: assessed $82,320 (Land $20,800 + Bldg $61,520), frozen at the 2005 base year, $0 exempt.
- Computed the county's own market value. $82,320 × 17.06 CLR factor = $1,404,770 — this is the number the county itself publishes on the Values tab.
- Benchmarked true market. Zillow $1,653,400 · Redfin $1,485,309 · FHFA Bucks-index-implied ~$1.41M → roughly $1.5M. The old ~$900k appraisal is a 2016 sale and is stale.
- Confirmed the direction. County value ($1.40M) is below true market (~$1.5M) → the property is under-assessed by ~$5,600 of assessed value. An appeal risks a correction upward.
- Decision: do not appeal. The 2005 base-year freeze is working in our favour. No BOA form, no $75 fee, no hearing. Re-check only if the county reassesses or the market cools materially.
5 · Documents & links
ee84e0ea-a32f-4cbb-a60c-e6208c5e2d95. appealdesk.com/redownload →External records
Sources — external facts
- [1] PA CLR factors, effective July 1, 2025 – June 30, 2026 (Bucks factor 17.06 → ratio ≈ 5.86%) — PA Dept. of Revenue current factor list: pa.gov/content/dam/copapwp-pagov/en/revenue/documents/taxtypes/rtt/documents/clr_factor_current.pdf
- [2] PA CLR factors, effective July 1, 2026 – June 30, 2027 (Bucks factor 17.86 → ratio ≈ 5.60%) — same PA DoR factor list (next-year vintage).
- [3] Bucks CLR = 5.86% of market value for 2025–2026 appeals — Suburban Realtors Alliance, "PA announces new common level ratios used for assessment appeals" (Jul 2025): suburbanrealtorsalliance.com/news/2025/07/04/general-news/
- [4] Bucks 2025 CLR = 5.6%, in effect for appeals 7/1/2026–6/30/2027 — NookLocal PA Common Level Ratio table: nooklocal.com/pennsylvania-common-level-ratio
- [5] Assessed values ($82,320: Land $20,800 + Bldg $61,520, $0 exempt) + county estimated market value $1,404,770 — Bucks County Board of Assessment, parcel 41-013-017-010, Values tab (base year 2005, "Ratio Change 2005 Tax Year"): buckscountyboa.org.
- [6] Current market benchmarks: Zillow Zestimate $1,653,400 · Redfin Estimate $1,485,309 · FHFA Bucks-County house-price index (implied ~$1.41M). Old ~$900k figure is a June 2016 sale per Redfin sales history, not a current value.
- [7] BOA office — Bucks County Board of Assessment Appeals: buckscountyboa.org · 55 E. Court Street, Doylestown PA 18901 · 215-348-6219 · boa@buckscounty.org.
Address note. Canonical address is 6279 Greenhill Rd, New Hope PA 18938, in Solebury Township, Bucks County. Some third-party emails show "Doylestown, PA 18902" — that is a geocode approximation toward the county seat, not the postal address; use New Hope 18938 / Solebury on the appeal form.