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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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Wyoming Department of Health warns of scam callers using official phone number

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Wyoming Department of Health warns of scam callers using official phone number





Wyoming Department of Health warns of scam callers using official phone number – County 17




















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Free Crow Culture Program at Fort Phil Kearny

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Free Crow Culture Program at Fort Phil Kearny


Wyoming State Historic Sites Superintendent Sharie Mooney Shada made an appearance on Sheridan Media’s Public Pulse to speak on the upcoming Immersion in Crow Culture program at Fort Phil Kearny on July 16.

The event begins at 6 p.m. Thursday, July 16 at the Fort Phil Kearny Interpretive Center. 

S. Mooney Shada

The rangers host free, family-friendly evening talks and presentations throughout the summer. Shada said the Native American Student Interpretive Ranger Program has enriched the visitor experience at Fort Phil Kearny. In its fourth year at the fort, the program allows a perspective from the indigenous side of history.

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Keep up with events at Fort Phil Kearny by clicking here.




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‘Not just coloring tipis,’ experts debate quality of Indian education in Wyoming schools – WyoFile

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‘Not just coloring tipis,’ experts debate quality of Indian education in Wyoming schools – WyoFile


RIVERTON—Nine years after the Wyoming Legislature passed the Indian Education for All Act, education experts say there is still more work to be done.

“I think it is a key priority across the state. Having grown up in Wyoming as a Native student in an off-reservation school, there was never a priority about learning about either tribe; and I still see that today,” Fremont County School District 21 Superintendent Deb Smith told the Wyoming Legislature’s Select Committee on Tribal Relations. “And I’m well into my 50s. So I think we need to push more.”

When the Legislature passed the Indian Education for All Act in 2017, lawmakers did not create an office of Indian education similar to the ones already in place in states such as Montana. Now, some experts and tribal members say they hope Wyoming will move in that direction in the future. But regardless of the particulars of future steps, reservation school leaders told lawmakers that the Indian Education for All Act needs more support and better integration into Wyoming schools.

“As a Native person, we shouldn’t always have to be the one advocating on behalf of our tribes,” Smith said. “People that are Wyomingites should know. They should be sharing that great history.” 

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From left, former Fremont County School District No. 38 Superintendent Curt Mayer, former Fremont County School District No. 14 Superintendent Stephanie Zickefoose and Fremont County School District No. 21 Superintendent Deb Smith present to members of the Legislature’s Select Committee on Tribal Affairs in Fort Washakie on Nov. 17, 2023. (Katie Klingsporn/WyoFile)

Fremont County School District 14 Superintendent Blakke Bertram agreed.

“When there are questions on our state assessment that are geared towards Indian Ed. for All, then I’ll know that we’ve taken it serious,” Bertram told the tribal relations committee during its June meeting in Riverton. “I feel like I have yet to see that.” 

The Legislature, he pointed out, recently passed new requirements for literacy education — and backed it up with grant funds and rulemaking. “So when we say something’s important, when we put support and money behind it, we’re saying it’s important. Have we really done that for Indian Ed. for All?”

Revisions underway

When she takes Lander fourth graders on their annual tour of the Wind River Reservation, Fremont County School District Native American Liaison Lisa McCart said one of the highlights is often the visit to Sacajawea’s grave. Having read “Naya Nuki,” the kids usually know who Sacajawea is — but seeing her grave, and hearing Fort Washakie Schools Librarian Robin Levin explain the history of disputes over her burial place, is special. 

Fremont County School District 1 is not among the schools regularly invited to testify at tribal relations meetings. However, district representatives sat down with the Lander Journal in the days following the meeting.

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As the Lander schools’ Native American liaison, McCart explained, her job involves keeping track of all of the district’s Native students and working with the district’s curriculum coordinator to coordinate learning and cultural experiences. McCart invites in tribal experts, organizes field trips, and works with extracurricular clubs in addition to helping Native students get to, stay in and feel supported at school.

Not every Wyoming school district has a significant population of Native American students, or a Native American liaison. Schools like those in Lander, which are close to the Wind River Reservation, have a bit of an advantage when it comes to integrating Indian education into their classrooms, the Lander district’s Curriculum Coordinator Deidre Meyer explained.

Sacajawea’s grave, pictured Feb. 9, 2015, in Fort Washakie. Lander fourth graders visit the site on their annual tour of the Wind River Indian Reservation. (Ryan Dorgan)

Scotty Ratliff, a member of the Wyoming Department of Education’s relatively new Native American Education Cabinet and a former legislator, said the Wyoming Department of Education could do more to provide districts with resources, teaching materials and curriculum to support the implementation of Indian Education for All statewide. Not every school in Wyoming, he pointed out, is close enough to the Wind River Reservation to have easy access to tribal experts. 

The Indian Education for All Act requires that the state take another look at its social studies standards related to the act every nine years. Last updated in 2018, the state is currently in the process of putting together those new standards, the department’s Native American Liaison Rob Black told legislators.

Meyer worked in the Montana Office of Indian Education for years before moving to Lander and was at one point the principal of Fort Washakie Elementary School. She is among several Fremont County educators represented on the committee revising those standards.

Beyond her role as her district’s Native American liaison, McCart is also a member of the Wyoming Department of Education’s Native American Cabinet. In particular, she’s involved in an Essential Understandings subgroup that will be reviewing the updates to social studies standards currently underway to ensure they adequately incorporate tribal perspectives and Native American culture and history. 

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Learning language

Accessing Shoshone and Arapaho language classes also can be difficult for students, especially for those seeking successive years of Shoshone or Arapaho to qualify for the highest tier of Wyoming’s Hathaway Scholarship, Native American Education Director Roy Brown said. Brown works for Fremont County School District 25, which oversees Riverton schools. Part of the problem is a lack of qualified teachers, Brown and Fremont County School District 38 Superintendent David Holbert noted. Riverton has only ever offered one year of Arapaho language, Brown explained, which means that the district’s students wanting to take Arapaho can’t meet the high-tier Hathaway requirement of two successive years of a foreign language unless they actually take three years of foreign languages. 

There are very few available and certified teachers of the Arapaho language, the group of superintendents explained — and even fewer for Shoshone. 

Arapaho vocabulary words are displayed on posters in Arapahoe Elementary School. (Katie Klingsporn/WyoFile)

McCart recalled that several years ago, Lander pursued its own attempts to bring Northern Arapaho and Shoshone language classes into the district. But, she said, her district found that there are very few people with the appropriate certifications to teach either language as part of a public school class. One of the ideas that she and Meyer have discussed is bringing in tribal elders or others who are fluent in Arapaho and Shoshone outside of a formal class setting, where they might not need to meet the same certification requirements as a teacher but can still help interested students start to learn.

‘[Not just] coloring tipis’

Bertram also challenged the implementation of the current standards for Indian Education for All, even in schools close to the reservation. 

“My kids, they go to a neighboring school district, an off-reservation school district. I’ve seen the work that’s going toward Indian Ed. for All in that school district,” Bertram said. “It is not teaching my daughter, my son, about what Indian Ed. for All stands for and what it means to be a Northern Arapaho or Eastern Shoshone tribal member on our reservation.” 

He continued: “We’re talking coloring tipis. That’s the kind of stuff we’re seeing on our off-reservation schools when it comes to Indian Ed. for All. And that’s a border school.” 

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If the district in question had called, Bertram’s district would likely be willing to work with them to share resources, he said.

“I appreciate his passion,” Lisa McCart said of Bertram’s remarks. However, she added, the superintendents at Fremont County school districts meet monthly, and she isn’t aware of any concerns along those lines having been raised at any of those meetings. 

McCart and Meyer explained some of the ways Lander schools work to incorporate Indian Education for All into Lander’s curriculum, including reservation tours, cultural events, and the incorporation of Native American literature, history, and legal texts into classes from kindergarten through 12th grade. 

For example, a few years ago McCart worked to bring musician and artist Gabriel Ayala, a member of the Yaqui tribe of Arizona, to Lander schools. Ayala worked with a variety of grade levels, McCart said, including teaching kids at Gannett Peak Elementary about the meanings of different symbols in Yaqui culture through an activity that involved the elementary students selecting symbols that would be meaningful to their family and drawing them on a tipi.

“If we weren’t confident in what we’re doing and trying to do in this district, we wouldn’t be vocal at the state level,” Meyer pointed out. “It’s not just coloring tipis.”

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To characterize the district’s approach as such, McCart added, “is disrespectful for the [Native] families that choose to be in this district.”

McCart and Meyer noted that communication is key, and they hope Fremont County and Wyoming school districts can work together to ensure all Wyoming students receive an adequate education concerning tribal peoples and issues. If someone has concerns, they said, they both hope they will bring them to them directly so Lander can work to address those concerns.





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