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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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Barrasso bill aims to improve rescue response in national parks

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Barrasso bill aims to improve rescue response in national parks


Much of Wyoming outside of Yellowstone and Grand Teton also struggles with emergency response time.

By Katie Klingsporn, WyoFile

Wyoming’s U.S. Sen. John Barrasso is pushing legislation to upgrade emergency communications in national parks — a step he says would improve responses in far-flung areas of parks like Yellowstone and Grand Teton national parks. 

“This bill improves the speed and accuracy of emergency responders in locating and assisting callers in need of emergency assistance,” Barrasso told members of the National Parks Subcommittee last week during a hearing on the bill. “These moments make a difference between visitors being able to receive quick care and continue their trip or facing more serious medical complications.”

The legislation directs the U.S. Department of the Interior to develop a plan to upgrade National Park Service 911 call centers with next-generation 911 technology. 

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Among other things, these upgrades would enable them to receive text messages, images and videos in addition to phone calls, enhancing their ability to respond to emergencies or rescues in the parks. 

A rescue litter is delivered to Jenny Lake Climbing Rangers. A new report compiled by ranger George Montopoli and his daughter Michelle Montopoli show trends in search and rescue incidents in Grand Teton National Park. Photo: Courtesy of Grand Teton National Park

Each year, rangers and emergency services respond to a wide range of calls — from lost hikers to car accidents and grizzly maulings — in the Wyoming parks’ combined 2.5 million acres. 

Outside park boundaries, the state’s emergency service providers also face steep challenges, namely achieving financial viability. Many patients, meantime, encounter a lack of uniformity and longer 911 response times in the state’s so-called frontier areas. 

Improving the availability of ground ambulance services to respond to 911 calls is a major priority in Wyoming’s recent application for federal Rural Health Transformation Project funds. 

Barrasso’s office did not respond to a WyoFile request for comment on the state’s broader EMS challenges by publication time. 

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The bill from the prominent Wyoming Republican, who serves as Senate Majority Whip, joined a slate of federal proposals the subcommittee considered last week. With other bills related to the official name of North America’s highest mountain, an extra park fee charged to international visitors, the health of a wild horse herd and the use of off-highway vehicles in Capitol Reef National Park, Barrasso’s “Making Parks Safer Act” was among the least controversial. 

What’s in it

Barrasso brought the bipartisan act along with Sens. Angus King (I-Maine), Cindy Hyde-Smith (R-Miss.) and John Hickenlooper (D-Colo.). 

The bill would equip national park 911 call centers with technological upgrades that would improve and streamline responses, Barrasso said. He noted that hundreds of millions of visitors stream into America’s national parks annually. That includes more than 8 million recreation visits to Wyoming’s national parks in 2024. 

“Folks travel from across the world to enjoy the great American outdoors, and for many families, these memories last a lifetime,” he testified. “This is a bipartisan bill that ensures visitors who may need assistance can be reached in an accurate and timely manner.”

President Donald Trump, seated next to U.S. Sen. John Barrasso, R-Wyoming, meets with members of Congress on Feb. 14, 2018, in the Cabinet Room at the White House in Washington, D.C. Photo: White House

The Park Service supports Barrasso’s bill, Mike Caldwell, the agency’s associate director of park planning, facilities and lands, said during the hearing. It’s among several proposals that are “consistent with executive order 14314, ‘Making America Beautiful Again by Improving our National Parks,’” Caldwell said. 

“These improvements are largely invisible to visitors, so they strengthen the emergency response without deterring the park’s natural beauty or history,” he said.

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Other park issues 

National parks have been a topic of contention since President Donald Trump included them in his DOGE efforts in early 2025. Since then, efforts to sell off federal land and strip park materials of historical information that casts a negative light on the country, along with a 43-day government shutdown, have continued to fuel debate over the proper management of America’s parks.  

Several of these changes and issues came up during the recent National Parks Subcommittee hearing. 

A person walks the southwest ridge of Eagle Peak in Yellowstone National Park during the 2024 search for missing hiker Austin King. Photo: Jacob W. Frank // NPS

Among them was the recent announcement that resident fee-free dates will change in 2026. Martin Luther King Day and Juneteenth will no longer be included in those days, but visitors won’t have to pay fees on new dates: Flag Day on June 14, which is Trump’s birthday and Oct. 27, Theodore Roosevelt’s birthday. 

Conservation organizations and others decried those changes as regressive. 

At the hearing, Sen. Martin Heinrich (D-NM), assured the room that “when this president is in the past, Martin Luther King Jr. Day and Juneteenth will not only have fee-free national park admission, they will occupy, again, incredible places of pride in our nation’s history.”

Improvements such as the new fee structure “put American families first,” according to the Department of the Interior. “These policies ensure that U.S. taxpayers, who already support the National Park System, continue to enjoy affordable access, while international visitors contribute their fair share to maintaining and improving our parks for future generations,” Secretary of the Interior Doug Burgum said in an announcement.

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WyoFile is an independent nonprofit news organization focused on Wyoming people, places and policy.



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Evacuations spread from fires in South Dakota, Wyoming due to strong winds from coast-to-coast storm

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Evacuations spread from fires in South Dakota, Wyoming due to strong winds from coast-to-coast storm


Large, fast-moving fires are causing evacuations in South Dakota and Wyoming due to the impacts of a coast-to-coast storm.

The FOX Forecast Center said winds have been gusting up to 70 mph in the Pennington County, South Dakota area, which has caused the wildfire to spread rapidly.

COAST-TO-COAST STORM CAUSES TRAVEL ISSUES DUE TO HURRICANE-FORCE WINDS, HEAVY RAIN ACROSS NORTHWEST

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The blaze, known as the Greyhound Fire, is approximately 200 acres in size. The fire is burning two to three miles south of Keystone and is moving east, according to the Pennington County Sheriff’s Office.

Highway 40 and Playhouse Road are closed as crews work to contain the fire.

People living along the highway between Playhouse Road and Rushmore Ranch Road have been evacuated, officials said.

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TWO KIDS WAITING FOR THE BUS CRITICALLY INJURED DUE TO STRONG WINDS IN IDAHO

Crews are asking anyone in an evacuation zone to leave the area. Officials are advising people in the area to check the Pennington County Public Safety Hub.

People in the Winchester Hills area of Cheyenne, Wyoming, have also been evacuated due to a grass fire.

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The FOX Forecast Center said winds are gusting up to 75 mph in the area.

The National Weather Service has issued a Fire Warning and says there is a shelter at South High School for evacuated residents.

Check for updates on this developing story.



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University of Wyoming sues former energy research partner for $2.5M – WyoFile

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University of Wyoming sues former energy research partner for .5M – WyoFile


The University of Wyoming filed a lawsuit this week seeking $2.5 million from an energy company it partnered with to research enhanced oil recovery.

The university in 2024 signed a contract with Houston-based ACU Energy to advance research at the university’s Center of Innovation for Flow Through Porous Media, according to the university’s complaint filed Monday in Wyoming’s U.S. District Court. ACU Energy agreed to pay the university $15 million over the six-year research period. The company, according to the complaint, was to pay the university $2.5 million annually with two payments each year.

While the university kept up its end of the bargain — by assembling a research team, training research members and incurring costs to modify laboratory space — ACU Energy “failed to pay the University even a cent owed under the Agreement, leaving $2,500,000 outstanding in unpaid invoices,” the complaint alleges.

ACU Energy did not respond to a WyoFile request for comment before publication.

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Old Main, the University of Wyoming’s oldest building, is home to administrative offices. (Tennessee Watson/WyoFile)

The company notified the university in February that it was terminating the contract, and the university notified ACU Energy in May of its breach of contract, according to court filings. The university asked the court for a jury trial.

Enhanced oil recovery refers to methods used to squeeze more crude from reservoirs that have already been tapped for primary production, extending the life of an oilfield.

The university commonly accepts money from private businesses in return for lending resources and expertise to advance research. The Center of Innovation for Flow Through Porous Media is part of the university’s Research Centers of Excellence in the College of Engineering and Physical Sciences. 

The Center of Innovation for Flow Through Porous Media, led by Mohammad Piri, a professor of petroleum engineering, bills itself as “the most advanced oil and gas research facility in the world.” The center conducts research at the university’s High Bay Research facility, which “is funded by $37.2 million in state dollars and $16.3 million in private contributions, with an additional $9.2 million in private gifts for research equipment,” according to the center’s website.

The center has received donations from oil industry heavyweights like ExxonMobil, Halliburton and Baker Hughes.

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Piri was tapped to serve as “principal investigator” for the UW-ACU Energy partnership, according to the university’s complaint. As of press time, ACU Energy had not filed a response to the lawsuit.





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