2026 HOA Annual Meeting

June 25, 2026

Residents' Questions

1. What is the status of our property tax challenge?

Our tax attorney, Robert Litt, is still awaiting an appointment with the Town of Islip to appeal our taxes on our behalf. Generally, the Town does not hear appeals until at least three years of challenges have been filed.  While we are past that threshold, as of now, the Town has not yet granted Mr. Litt an appeals appointment.  With some homes in our community selling for more than double the original sales price, it is highly unlikely that the Town will reassess our properties in a way that grants us a reduction in our taxes.  However, if the opportunity arises for Mr. Litt to plead our case, he will do so.  Our tax attorney will only get paid for his efforts if he is successful in getting us a refund.  Other factors also affect the unlikliness of a property tax reduction, including actions of the Sachem School District to not differentiate the tax burden by residential vs. commercial entities, while most other districts in the Town of Islip tax residential entities at a lower rate than commercial entities.  Condominiums such as the Vineyards enjoy a lower tax rate because they are in a different township, Brookhaven, which has different criteria for assessing properties.  

2. What is the long-term plan for managing the Green Giant Arborvitae trees throughout our community?

These trees number over 500 in BME, and were planted by the sponsor's landscapers as he was developing the community.  They grow rapidly and require continuous trimming.  For that reason, the board worked with Bartlett Tree Specialists who recommended the application of a growth inhibitor to slow their growth, resulting in cost savings from a reduction in annual trimming.  While all trees and bushes in the community are common property and not "owned" by any individual resident, the board understands the occasional need for residents to non-aggressively trim tree and bush branches that become overgrown and interfere with patios and walkways.  

3. A resident on Jim's Trail questioned what could be done about brown areas and lack of grass in some areas along the back of the homes on the east side of the street, as well as the back always being saturated.

The board has included aerating and seeding in our fall landscaping program with the expectation that this will repair sparse areas where the grass is not growing.  The board discussed the difficulty of finding the right amount of irrigation in a large community that has a sand base and little topsoil.  Our property manager will ask our irrigation team to recommend how to reduce the constant wetness that exists on the east side back lawns of Jim's Trail.

4. A resident asked a series of budget-related questions that were answered by our treasurer, Phil.  Year End Actual vs. Budgeted information for 2025 is available on the AppFolio portal and has also been posted on the HOA community portal (bme11705.org) on the budget page.  Phil stated that our reserves are continuing to grow from virtually nothing when the full resident board was elected and that we are in a fiscally strong position to meet our long term expenses while maintaining a healthy three-month balance of operating cash.  Our operating costs are approximtely $60,000 per month.  A question about possibly reducing trash collection to one pickup per week plus a recycle collection will not benefit us at this time since we are contractually obligated until 2029.  This could be explored with the next negotiated contract if it fits the needs of the community and causes an impactful reduction.  A question about the cost of our road project in Fall 2025 was answered by Jeff who indicated that the project consisted of more than just road sealcoating and crack filling; complete replacement of a section of parking area roadway in front of the clubhouse, re-lining all parking areas, and reduction of the entrance island at the intersection of James Way and Johnny's Path was included in this project which totaled $32,400. This was the first project from our Reserve Study and was funded with reserves.  Jeff provided cost comparisons for sealcoating which further proved that an excellent price was negotiated by Chris Ambrose, our newest board member, who spearheaded this project.

5. A resident inquired as to the possiblity of adding a three-season addition to the patio area of his home and if the board would entertain a presentation by Four Seasons, Inc. to hear the particulars.  Jeff and Holly responded that certain items (i.e. affect on insurance costs and property taxes) needed further exploration before the board could consider such a request.  In addition, this type of extension and change to the exterior of the building would require a community vote of 66 2/3 for approval by the board.  The board will consider hearing a presentation by Four Seasons.

6. A resident asked if a sign could be installed on Alexander Court indicating "NO OUTLET" since delivery trucks sometimes seek to exit the community on Alexander Court, where there is no outlet from the community.  The board will consider.

7. A resident suggested that a flag be installed at the entrance to our property to honor the veterans living in our community.  The board will consider and discuss further.

8. A question about emergency personnel being able to quickly enter the community was reviewed and the audience was told that police, fire and ambulance personnel use a universal gate code to enter all communities like ours.  It is up to those agencies to communicate with their crew members that they must use the universal code.