Providing thorough
and dependable commercial
real estate appraisal services
in the South Central
Pennsylvania area

Team Photo


At JSR Appraisal Group, Inc. we are dedicated to delivering appraisal services that you can count on and trust.

Here are some of our practices that help us achieve this goal

  • Deliver USPAP(Uniform Standards of Professional Appraisal Practice) compliant reports
  • Encourage open dialogue and discussion to ensure the scope of work and appraisal assignment meets the Client's expectations and needs
  • Dependability and On-time Delivery
  • On-going extensive research of market sales and lease activity
    • We subscribe to most local multi-list services and Co-Star to track and analyze sales activity
    • Pro-actively review and extract sales data from County sources (STEB) reports
    • Interact with market participants, brokers and investors to gauge strategies and conditions of sales
    • Utilize a database system to capture market activity
  • Commitment to continued learning through education, peer-to-peer interaction, and discussion with investors, developers and market participants
  • Track national trends and subscribe to real estate publications to enhance our knowledge of the ever-changing market
  • Explore new tools and technology to provide the best product possible
  • Quick follow-up to questions and reviews


JSR Appraisal Group, Inc. is a commercial appraisal firm in Pennsylvania, focusing in the South Central Pennsylvania market. The appraisal firm opened its doors on January 1, 2015, co-founded by Judith L. Striewig and Michael Shane Rorke. Both Judy and Shane are certified general appraisers with over 30 years of combined experience.

Judy Striewig Photo
Judy Striewig
Certified General Appraiser
Certification # GA003867
Appraisal Institute MAI Logo

Judith L. Striewig has been a resident of South Central Pennsylvania her entire life. Commercial real estate appraising is a second career path for Ms. Striewig. After college, she worked for several years in the field of technology as a computer programmer, data analyst, project manager, and business design analyst. In 2004 an opportunity to apprentice in the residential appraisal arena presented itself, until 2008 when she made a move to appraise commercial real estate. She earned her general certification in 2011 and earned an MAI designation with the Appraisal Institute in January 2018. Ms. Striewig has two children, enjoys being active, and loves traveling and seeing different parts of the world.

M. Shane Rorke Photo
M. Shane Rorke
Certified General Appraiser
Certification # GA001806

M. Shane Rorke has lived in South Central Pennsylvania his entire life. He entered into the commercial real estate appraisal field in 1996 and has been appraising commercial real estate ever since. Mr. Rorke earned his general certification in 2001. With his wealth of experience Mr. Rorke has appraised most all types of commercial real estate. In recent years he has focused on land subdivision appraisal work and has tracked many Central Pennsylvania markets for in-depth absorption analysis.

Jody Ritrievi Photo
Jody Ritrievi
Administrative & Research Director

Jody M. Ritrievi has lived in Central Pennsylvania most of her life. Ms. Ritrievi was a professional ballerina before completing her paralegal degree in 1998. She worked for an attorney in downtown Harrisburg, before choosing to stay home with her three children. Ms. Ritrievi has been a Notary Public for 4 years and has worked as a research analyst for Ms. Striewig since 2012, learning from her experience and knowledge of the commercial appraisal business.

Alec Werner Photo
Alec Werner
Licensed Appraiser Trainee
License #LAT000878 (Expires June 30, 2019)

Alec V. Werner has lived in South Central Pennsylvania his entire life. In May of 2017 he received his Bachelor of Science degree in Finance from West Chester University. Before graduating from college, Alec served as an intern with the accounting and finance department at Select Medical Corp in 2015, and also as an intern at JSR Appraisal Group in 2016. After graduating from college, JSR hired Alec as a licensed appraiser trainee where he currently is working toward his general certification.


Judy Striewig and Shane Rorke are certified in the Commonwealth of Pennsylvania. Our primary focus is in the South Central Pennsylvania market area which include the following counties:

  • Adams
  • Cumberland
  • Dauphin
  • Franklin
  • Lancaster
  • Lebanon
  • Perry
  • York

We provide appraisal assignments for a variety of uses including:

  • Financial underwriting
  • Lease Analysis
  • Market Studies
  • Estate Planning
  • Buy-Sell Decisions
  • Tax Appeals
  • Litigation
  • Condemnation
  • Partnership Buyouts
  • Lease vs. Buy Options
  • Portfolio Valuation

Property Types We Appraise:

  • Professional Offices
  • Ground Lease Analysis
  • Financial Institutions
  • Residential Subdivisions
  • Special Use Properties
  • Large Scale Retail Complexes
  • Medical Offices (MOB)
  • Industrial Properties
  • Convenience Stores
  • Eminent Domain
  • Vacant Land
  • Multi-Phase Development Projects
  • Retail Properties
  • Flex Buildings
  • Multi-Family / Apartments
  • Hotels / Motels
  • Car Washes
  • Mixed Use Properties


Real Estate Taxes and Considerations for Tax Appeal

Real property taxes are a significant source of income for local authorities. Generally there are three main taxes levied on real property in Pennsylvania:

  • County Taxes
  • Municipal Taxes
  • School Taxes

Several municipalities have other real property taxes including library, fire services, and several other community amenities that may be in addition to or built into the taxes above.

Pennsylvania assessment laws require that real estate be valued according to its "actual value" and at a bona fide rate and price for which the property would separately sell, which is interpreted as market value. Therefore properties are assigned an assessment value.

The assessed value and the appropriate millage rate is used to calculate real estate taxes. Millage rates are the amount per $1,000 that is used to calculate taxes on property. County millage rates are the same for all municipalities in the county, while the municipal and school taxes vary by municipality and school district. The assessed value is multiplied by the millage rate to calculate the tax expense for a property.

In most counties taxes are due twice a year. In late winter/spring the County and Municipal taxes are sent to taxpayers and in mid-summer the school taxes are sent to taxpayers.

Are Taxes Appropriate for Property Value

A 'base year' establishes an assessed value equal to market value for properties within each county. However as property values increase or decrease over years, the assessment value remains unchanged for a property. To reflect market value using the 'fixed' assessment value, a common level ratio is established annually for each county. A common level ratio (CLR) is: 'the ratio of assessed value to current market value used generally in the county as last determined by the State Tax Equalization Board (STEB)." The common level ratio factor is the reciprocal of the common level ratio. A common level ratio of .98 would be equivalent to a common level ratio factor of 1.02 (1 ÷ 0.98). If a property is assessed for $450,000 and the county has a common level ratio factor of 1.02, the 'implied' market value is $459,000 ($450,000 x 1.02). Or, if a property is assessed for $450,000 and the common level ratio factor is 0.90, the implied market value is $405,000 ($450,000 x 0.90).

Note, counties do not typically re-assess each year. When a county has a re-assessment, the common level ratio factor is 1.00 and is considered the new base year. Following are the current common level ratio factors for several South Central Pennsylvania counties:

County CLR Appeal Deadline Last Re-Assessment
Adams .91 August 1 2010
Cumberland 1.07 September 1 2010
Dauphin 1.51 August 1 2001
Lancaster 1.15 August 1 2018
Lebanon 1.08 September 1 2013
Perry 1.04 September 1 2010
Franklin 9.01 August 1 1961
York 1.22 August 1 2006

*CLR Factors as of July 2019

When considering a tax appeal, the 'implied market value' is calculated using assessed value and the common level ratio factor. This amount is then compared to actual market value of a property. If the implied market value exceeds the actual market value, a tax appeal may be warranted. Other factors to consider when deciding to appeal your real estate taxes is how much money will you actually save compared to the cost of filing an appeal. Tax appeal costs include the initial filing fees, possible appraisal fees and possible attorney/legal fees. Not all tax appeals are successful so there is the risk of no change to your assessed value or your annual real estate taxes. Each county has an appeal deadline when all appeals for the following year must be submitted for consideration for taxes for the next year. Above is the deadline for each county.

1 As defined by Pennsylvania Law

South Central Pennsylvania Home Sale Average Price Summary by Year

Following are average home (residential) sale prices by year and county over the last eleven years in the South Central Pennsylvania market area. All statistics are extracted from local MLS services and may exclude private and non-brokered sales. Analysis of the year over year average price points to 2011 as the low mark of the recession in South Central PA. Overall market recovery and growth has continued since 2012 through 2019.

County 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Adams $211,283 $196,710 $190,693 $173,853 $176,408 $174,878 $184,662 $189,694 $188,408 $198.741 $208,677 $218,625
Cumberland $215,352 $201,266 $207,956 $203,407 $203,006 $211,686 $214,764 $211,790 $215,177 $225,020 $227,069 $236,442
Dauphin $163,204 $160,379 $165,590 $159,844 $163,078 $159,104 $160,942 $167,137 $173,106 $181,990 $181,495 $193,051
Franklin $188,833 $174,111 $166,367 $156,742 $159,314 $162,378 $166,701 $163,487 $171,363 $175,969 $187,796 $190,741
Lancaster $189,203 $183,450 $187,837 $175,079 $183,550 $188,280 $191,444 $198,682 $205,059 $211,340 $221,365 $234,349
Lebanon $164,835 $163,058 $165,884 $159,849 $156,834 $172,158 $163,938 $166,598 $177,328 $180,611 $192,408 $200,745
Perry $150,530 $140,695 $140,696 $135,588 $142,933 $139,006 $141,017 $148,317 $153,230 $163,002 $177,294 $191,225
York $181,153 $171,884 $166,958 $158,327 $158,569 $160,084 $163,437 $166,018 $173,979 $184,659 $191,468 $200,465

Average Home Sales Price

Average Days on the Market

County 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Adams 93 103 107 121 126 107 100 88 84 75 67 62
Cumberland 67 79 90 111 106 97 86 79 65 64 55 47
Dauphin 69 77 98 117 107 94 95 85 70 68 58 49
Franklin 119 133 137 147 138 124 121 127 109 92 86 66
Lancaster 65 71 76 89 82 72 66 59 49 45 45 38
Lebanon 80 85 94 109 107 95 105 98 77 65 58 48
Perry 76 91 112 117 107 103 107 94 68 75 65 59
York 71 80 80 89 86 78 75 70 64 54 52 47

Covid-19 Observations

While there are many unknowns and varying opinions related to this unprecedented event, we at JSR Appraisal Group, Inc. would like to share some of the input, observations and facts impacting the appraisal profession and valuation of real estate. We have spoken with several property managers, owners, brokers and professionals in the real estate industry. We have virtually attended and participated in several ‘chat’ sessions, webinars and meetings to assess the impact of this global crisis. We are reading articles and guidance statements from various organizations on the impact. We are gathering all the information and actively staying abreast of this ever-changing environment to better serve our Clients.

  1. Appraisal Impact – Immediate Short Term Considerations
    1. Pennsylvania State Appraisal Board prohibited interior inspections of properties with the March 19th, 2020 closure of non-life sustaining business. Appraisal practice is permitted with exterior inspections. Note: Residential transactions occurring prior to March 19th includes limited interior inspections.
    2. The Appraisal Institute issued guidance on several Covid-19 implications including impact on market conditions. Following is a statement regarding market conditions: "An important part of any appraisal assignment is analysis of market conditions. The coronavirus threat may be impacting market conditions. However, in most markets it is not yet clear to what extent, if any, market conditions are affected. Related, complicating factors include fluctuations in the stock market and changes in mortgage interest rates." Further the Institute indicates: "It is not appropriate to include a disclaimer or extraordinary assumption that suggests the appraiser is not taking responsibility for analysis of market conditions".
    3. At JSR Appraisal Group, Inc., in many instances we are applying below the line rent concessions based on an increased rent loss for the next 3-4 months.
  2. Discussions with property managers and owners indicate rent collection losses for apartments. Interviews suggest higher end apartment rent collection will not be as affected as lower to mid-tier apartment rent collection.
  3. With stimulus checks being mailed out in April, most people interviewed indicated rent for June will be the hardest hit month. However the additional $600 weekly unemployment Federal payment in addition to State unemployment through July may buffer some of the impact.
  4. Property managers and owners indicate they are working with tenants on rent payments and recognize the situation. Many managers and owners are willing to waive late fees and work with tenants on concessions or installments of rent.
  5. It is likely properties will have a longer marketing/exposure period in the short-term, while long-term impact is unknown.
  6. No definitive data to suggest how cap rates / values will be affected.
  7. New clauses will likely be added to lease agreements regarding pandemics.
  8. The impact on the office market could be significant. Companies have now had a chance to see how employees work from home for an extended period of time. Office users could reduce their footprint and have employees working from home. However on the flip side, the trend of having 5 or 6 employees per 1,000 square feet of office space (cubicles) could be over, and larger work space areas could increase demand. These points may offset each other, or the impact may be slanted in one direction.
  9. Smaller, local (mom and pop) retail establishments will likely be the hardest hit of all sectors.