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Wyoming Valley Mall’s real estate tax assessment drastically lowered | The Sunday Dispatch

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Wyoming Valley Mall’s real estate tax assessment drastically lowered | The Sunday Dispatch


The Wyoming Valley Mall’s real estate tax assessment has plunged from $68.7 million to $13.6 million through negotiations with taxing bodies in a court-level appeal, records show.

Attorneys involved in the case say the new assessment reflects a nationwide value drop in many traditional shopping malls.

The dramatic reduction knocked the Wilkes-Barre Township mall from its ranking among the top five highest commercial real estate taxpayers countywide.

It also will sting impacted taxing bodies.

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Mall owner Wyoming Valley Realty Holding LLC will pay a total $375,201 in real estate taxes under current rates, which is a reduction of $1.5 million, analysis shows.

A breakdown of the old and new yearly payments to taxing bodies based on present tax rates:

• Wilkes-Barre Area School District — $1.26 million to $251,156 ($1.01 million less)

• Luzerne County — $436,432 to $86,576 ($349,856 less)

• Wilkes-Barre Township — $188,884 to $37,469 ($151,415 less)

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Properties advance to court-level mediation when the owners contest county assessment appeal board rulings. At mediation, property owners negotiate with attorneys representing taxing bodies, with the option to proceed to a County Court of Common Pleas trial if they are unsuccessful.

In this case, an agreement, known as a stipulation, was reached in April to avoid trial, according to the court docket.

Wyoming Valley Realty purchased the property for $17 million in August 2021 and filed the court challenge that year.

Fair deal

Representing the mall owner, Attorney Francis Hoegen, of Hoegen & Associates in Wilkes-Barre, said his client had an appraisal concluding the property value was less than $13.6 million. During settlement negotiations, the mall owner also learned anchor tenant Macy’s intends to close its store, Hoegen said.

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“So in theory, our value could be even less because the original appraisal relied on income from the Macy’s rent,” Hoegen said. “We could be paying less based upon appraisals and changed circumstances with the loss of Macy’s, but my client felt the deal was fair and as a result resolved the matter.”

Macy’s corporate communications released this statement:

“Our new strategy is designed to create a more modern Macy’s, Inc. and enhance the customer experience. We intend to close approximately 150 Macy’s stores while further investing in our 350 go-forward fleet over the next three years. A final decision on specific locations has yet to be made.”

“There is a current evaluation underway comparing the potential real estate value and the future sales growth profitability potential,” it said. “We look forward to continuing to serve our customers at this time.”

Hoegen said he has handled numerous appeals for Pennsylvania mall owners and has observed a sharp decline in the value of regional malls in less densely populated areas.

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“People have pivoted to online shopping, and the biggest victims are retailers located in the shopping centers,” he said.

Due to the settlement, taxing bodies must refund overpayments for 2022 and 2023. Refunds date back to the filing of the assessment challenge.

As a compromise, the settlement gradually decreased the assessment to $32.6 million in 2022 and $14.9 million in 2023 before fixing it at $13.6 million for 2024 and forward, the stipulation said.

“I think in the end each party got a result that was acceptable to them, and, therefore, we entered into a settlement agreement,” Hoegen said.

Difficult negotiations

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Attorney John Rodgers, who represents the township, said many malls have been struggling across the country.

“The values have declined substantially with many indoor malls, and the Wyoming Valley Mall is no different,” he said, noting its loss of anchor tenants, such as Sears and the Bon-Ton.

Reaching an agreement on such a major reduction was “not an easy process,” and each taxing body independently scrutinized the appraisals, Rodgers said.

“It was difficult for everybody. As with any other negotiations, at times it became contentious because everyone was arguing on behalf of their client,” he said.

At the end of the day, the focus was on what a prospective buyer would likely pay for the mall, with the 2021 purchase price at the forefront, Rodgers said. That purchase also included two parcels that were subsequently split off and sold — a strip mall and section of the mall housing an auto center, property records show.

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“The assessment was so out of whack compared to the value, there’s nothing else you could really do other than reach an agreement, so everyone worked together on it,” Rodgers said. “When everything is said and done, I feel we did the best we could.”

Rodgers said he believes the assessment would have been lower than the settled amount if the case had gone to trial.

Wilkes-Barre Area School District Solicitor Ray Wendolowski said the district wants all property owners to pay their fair share, which could mean agreeing to reductions when warranted and seeking increases through reverse appeals when the assessments appear to low.

“We strive for fundamental tax fairness,” Wendolowski said.

In this case, the appraisals, the mall’s loss of major anchor tenants and other evidence warranted the reduction, he said.

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“The numbers just don’t support the value it had as far as its assessment,” Wendolowski said.

He agreed with Rodgers that the assessment settlement is likely better than the amount that would have been set through a court trial.

A settlement is still pending on a separate appeal that had been filed by the prior mall owner — GSMS 2014-GC18 Wyoming Valley Mall — that will determine what assessed value should be assigned to the property for 2020 and 2021.

The mall had been assessed at $76.1 million during those years and was lowered to $68.7 million in November 2022 after the strip mall and auto center were sold and assigned new parcel identifiers and assessments, records show.

County property records link the current mall owner, Wyoming Valley Realty Holding, to Florida-based 4th Dimension Properties LLC, which owns more than 25 regional malls throughout the country, its website says.

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In a post entitled “reimagining the future of shopping centers,” the 4th Dimension site sees malls as “places for more than just shopping.”

“Shopping malls are social spaces where members of a community interact with each other, and where local businesses can prosper alongside national brands, in public high-traffic settings,” it said. “Our goal is to transform shopping centers into community hubs where entertainment, shopping and food all come together.”

Top properties

With a $248 million assessment, Talen Generation LLC’s nuclear power plant in Salem Township remains the highest-valued property in the county, according to county reports.

The Mohegan Pennsylvania casino complex in Plains Township is next in line, with parcels currently totaling $151.7 million, records show. Officials have said this assessment will be rising to $157 million through a court-level settlement.

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The massive Niagara Bottling beverage manufacturing plant in Hazle Township follows with an assessment of $70.9 million. Owned by California-based Warrior Trail Properties LLC, the 1.27 million-square-foot production facility sits on 91.51 acres in the Humboldt Industrial Park. That project was coordinated by the Governor’s Action Team, according to prior reports.

Now that the mall is off the roster, the next highest assessment is $58.5 million for the Hanover Township distribution center occupied by True Value Company. Owned by Dallas, Texas-based Granite 12 Tradeport LLC, the property is currently in a real estate tax break program that applies to the structure but not the land.

Reach Jennifer Learn-Andes at 570-991-6388 or on Twitter @TLJenLearnAndes.

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JCSD1 Board Hears Board-Level Updates

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JCSD1 Board Hears Board-Level Updates


During their recent meeting the Johnson County School Board heard updates from board members on their liaison assignments.

Trustee Benito Maya talked about the Board of Cooperative Educational Services, or BOCES.

Board member Dave Belus said BOCHES did not have a meeting in February.

Trustee Marcia Goddard, liaison to the Johnson County Recreation Board, said the application deadline for Rec Board Grants is April 24, and presentations by the applicants to the Rec Board will be scheduled between May 18-20.

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Wyoming Has Half Of The West’s 26 100-Year-Old Dude Ranches

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Wyoming Has Half Of The West’s 26 100-Year-Old Dude Ranches


Like many rabbit holes, it all started with a simple question.

About two years ago, Jaye Wells was at a small gathering in Cody when the topic of the 2026 centennial anniversary of the Dude Ranchers’ Association came up.

Wells asked how many dude ranches in the country had a comparable 100-year legacy to the Cody-based member organization.

“Nobody in the room knew,” said Wells, co-founder of the True Ranch Collection, with a portfolio of dude ranches around the West, including the Blackwater Creek Lodge and Guest Ranch in Cody.

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Thus began a yearslong and, at times laborious, project of tracking down the number of dude ranches in operation since 1926, which are commemorated in “100 Years of Dude Ranching,” a coffee-table-style book published by Wells in December.

Though it took a lot of digging through records at the Wyoming Historical Society, old newspaper clippings and cross-referencing family records, the team behind the book finally identified a fitting answer to Wells’ question.

Of the 94 dude ranches that are members of the association today, 26 were in operation and accepting guests a century ago.

“That shocked us,” Wells said. “Every ranch has got its own little curiosity.”

The team behind the book was strict about the criteria it established: To be included in the book, a dude ranch must have been accepting guests in 1926. Had they expanded their criteria, the list would have been even longer.

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“There are a lot of ranches that are 97 or 98 years old,” Wells said.

A Tribute To Hospitality

As much as the book celebrates the long legacy of dude ranching, it also serves as a tribute to a unique way of life — particularly in Wyoming.

The state is home to half of the 26 centennial ranches: A Bar A Ranch (Encampment), Absaroka Ranch (Dubois), Blackwater Creek Lodge and Guest Ranch (Cody), CM Ranch (Dubois), Crossed Sabres Ranch (Cody), Darwin Ranch (Jackson), Eatons’ Ranch (Wolf), the Hideout Lodge and Guest Ranch (Shell), Medicine Bow Lodge and Guest Ranch (Saratoga), Paradise Guest Ranch (Buffalo), Rimrock Ranch (Cody), Shoshone Lodge and Guest Ranch (Cody), and Triangle X Ranch (Moose).

As the book details, the origins of dude ranching trace back to the 1880s, when a ranch near modern-day Medora, North Dakota, began charging guests from back East room and board when they’d come out West to hunt bison and other big game.

The word “dude” had become a popular term by that time for a man with fancy duds.

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More and more ranches started opening up to guests in the 1900s, including welcoming many young men whose parents had sent them West to dry out and stay out of trouble.

“You had to be wealthy to stay at a dude ranch back in the day,” Wells said.

But life on these ranches today might look surprisingly similar to a century ago.

Ranch hands might start rounding up horses at 4:30 in the morning and preparing breakfast so it’s ready for guests when they awaken, Wells said. In addition to historic photos of the ranches, photographer Scott Baxter spent four months on the road capturing how the ranches look now.

While still offering a vacation that’s more expensive than a typical tourist might be able to afford, Wells said one of the constants at the centennial ranches spread across four states is the service and experience they offer.

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“The strongest element that’s kept dude ranching going all that time is a common denominator,” Wells said. “It’s the desire to offer great hospitality.”

  • As much as the book celebrates dude ranches, it’s also a tribute to a unique way of life, particularly in Wyoming. “It’s such a tough business, but it’s such a joy,” said Jaye Wells, who owns the Blackwater Creek Lodge & Guest Ranch in Cody. (Courtesy Scott T. Baxter)
  • It was while kicking around ideas for the 100-year anniversary of the Dude Ranching Association that Jaye Wells asked how many ranches have a similar legacy.
    It was while kicking around ideas for the 100-year anniversary of the Dude Ranching Association that Jaye Wells asked how many ranches have a similar legacy. “Nobody in the room knew,” Wells recalled. That’s how the new book “100 Years of Dude Ranching” was born. (Courtesy Scott T. Baxter)
  • As much as the book celebrates dude ranches, it's also a tribute to a unique way of life, particularly in Wyoming.
    As much as the book celebrates dude ranches, it’s also a tribute to a unique way of life, particularly in Wyoming. “It’s such a tough business, but it’s such a joy,” said Jaye Wells, who owns the Blackwater Creek Lodge & Guest Ranch in Cody. (Courtesy Scott T. Baxter)
  • As much as the book celebrates dude ranches, it's also a tribute to a unique way of life, particularly in Wyoming.
    As much as the book celebrates dude ranches, it’s also a tribute to a unique way of life, particularly in Wyoming. “It’s such a tough business, but it’s such a joy,” said Jaye Wells, who owns the Blackwater Creek Lodge & Guest Ranch in Cody. (Courtesy Scott T. Baxter)

Pressures To Modernize

Even so, dude ranch owners do feel some pressure to modernize to appease guests who have become downright uncomfortable unplugging.

Such changes have seen ranches offering Wi-Fi, say, or packing days with lots of activities.

Even though guests will quickly learn that riding a horse all day is exercise in and of itself, Wells said he’s felt that pressure, too. “We have a full-blown exercise room at White Stallion Ranch,” he said of one of his ranches near Tucson, Arizona. “You have to have it now.”

What’s more, even though guests will rave about how relaxing they find their stay or how much they appreciate the quality time with loved ones, they’re booking shorter and shorter stays.

In the 1920s, people from out East might come to a ranch for months at a time, and there was a time not so long ago when a one- or two-week stay was the norm.

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“Now, guests only want to stay three nights. That’s the number one trend in the business we see,” Wells said. “We forget we’re so connected now, it’s almost too much. We’re being bombarded by information 24 hours a day.”

Wyoming has 13 100-year-old dude raches, half of the 26 centennial dude ranches in the West. That's one of the things the team behind the new book
Wyoming has 13 100-year-old dude raches, half of the 26 centennial dude ranches in the West. That’s one of the things the team behind the new book “100 Years of Dude Ranching” learned in documenting the industry’s century of Western hospitality. Above is a scene from the Blackwater Creek Ranch. (Courtesy Scott T. Baxter)

‘It’s Such A Joy’

Putting this book together gave Wells a newfound appreciation for the diversity of Wyoming’s topography and landscapes.

The project also offered constant reminders about why he loves dude ranching so much and how pivotal the business was to shaping the West.

Of course, he’s also reminded of how unique this business is while conversing with guests over the years — including tourists from abroad who marvel at the idea of being able to shoot a gun, spend a week bonding with a horse or simply get to decompress in a way they haven’t been able to do since childhood.

“I would venture to say it’s one of the most iconic symbols in the world,” Wells said of dude ranching. “It’s such a tough business, but it’s such a joy.”



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(PHOTOS) Casper Holistic Expo packs the Central Wyoming Fairgrounds

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(PHOTOS) Casper Holistic Expo packs the Central Wyoming Fairgrounds


CASPER, Wyo. — There was magic, or something like it, in the air on Saturday as the Central Wyoming Fairgrounds presented the 2026 Casper Holistic Expo, Casper’s longest running holistic expo and a hallmark of the beginning of spring in Natrona County.

Countless vendors from Casper and beyond gathered with their goodies to present them to eager customers searching for something a little different.

The holistic expo featured crystal and metaphysical shops, tattoo and body piercing studios, henna and glitter tattoo studios, holistic shops, tarot readings, fortune tellers, magic and so much more. There was truly something for everyone, and Christina Kuhn, the lead organizer, said that nobody who came to the expo would leave disappointed.

“This actually started over 20 years ago,” Kuhn said. “I’ve been doing it for years. My mom did it for seven years before me. And Judy Ick, who actually does our photography, she did it before that. So it’s been a very long, very longstanding and growing event.”

Kuhn said that the Holistic Expo has grown exponentially over the years.

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“When Judy passed it down to mom, there were 38 booths,” she said. “After mom passed it down to me, there were 78. Now I think we’re up to, like, 98.”

The booths are as eclectic as the people who run them. There’s magic, mysticism and moonlight; storytellers and palm readers; conversationalists and creators. There are CBD products, organic teas, energy testing, and even fudge.

“Some of this is kind of a special niche,” Kuhn shared, “but some of it is not. We’ve got a chiropractor. We’ve got people that are working with healing modalities. Some of it’s spiritual stuff. We’ve got crafts, too.”

There’s a wide variety of vendors and customers as the Holistic Expo, and Kuhn said she wouldn’t want it any other way. The most important thing they do, Kuhn said, is donate to local nonprofits.

“People can either pay the $5 door fee — anybody that’s 13 or over — or they can donate five nonperishable goods,” Kuhn said. “We started donating that to poverty resistance, and then we did City Park Church. This year we’re donating to the Wyoming Food for Thought Project.”

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Kuhn said this was just a simple way to give back to the community, a community she and her business have been a part of for years. Kuhn owns a store in downtown Casper called A Place for Passion, and the Holistic Expo also allows her to bring some merch from her store and put in on display with a variety of other items. It’s a fun way to spend a weekend, she said, and she’s proud to be a part of it.

“Good lord, I’ve been doing this for a long time,” she said. “I helped my mom with it for ages and she wanted somebody that would carry on and keep expanding and doing well with it. Before I was helping run the show and managing it, I was a booth. I started sharing a booth with my mom because I only had a few things and I wasn’t sure how well they’d sell. But then it just expanded and took off, and now here I am.”

Kuhn said it means a lot that she’s able to continue the Holistic Expo for her mother.

“It’s nice to keep expanding something, especially something that contributes so much to the community,” she said. “There are so many people that come out and enjoy everything that they get here. And it’s a big opportunity for them to connect with others, to connect with people that have stuff they want to offer them.”

That, Kuhn said, is her favorite part of the Holistic Expo — meeting people.

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“It’s just nice connecting with people and helping them out in any way that you can,” she said. “Everybody’s got their own knowledge, gifts, products that they’re putting out — services, whatever it is. So being able to share that with others is awesome. You’ve got to come check it out. It’s an awesome experience. There’s a little something for everyone.”

The Casper Holistic Expo is happening Saturday until 6 p.m. and on Sunday from 10 a.m. to 5 p.m. at the Industrial Building at the Central Wyoming Fairgrounds.

Photos from the Holistic Expo can be seen below:





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