[Gunner]

By the way, there are no threads or topics by Jimmy Leface

Cant respond if don’t know background and knowledge to go further Gustan.

[Gunner]

New York Attorney General Letitia James is now facing growing legal and political pressure as a federal appeals court weighs whether a controversial DOJ investigation into her office can move forward again. The case centers on subpoenas connected to James’ investigations into Donald Trump, the Trump Organization, and the NRA — but now the tables may be turning.

At the heart of the battle is whether Acting U.S. Attorney John Sarcone was lawfully serving when the subpoenas were issued. A lower court ruled he was not properly appointed under the Federal Vacancies Reform Act, leading the subpoenas to be thrown out. But during heated oral arguments before the Second Circuit, DOJ lawyers pushed back hard, warning the ruling could “hobble the Executive Branch” during presidential transitions nationwide.

The DOJ also accused James’ office of trying to distract from weak legal arguments with “political attacks” on President Trump and the Department of Justice. Now appellate judges must decide whether the investigation can be revived — or whether the subpoenas are dead for good.

The timing is especially explosive because this legal fight comes amid renewed scrutiny surrounding Letitia James and recent allegations involving a criminal referral tied to alleged insurance fraud issues. Critics say the situation raises serious questions about accountability, while supporters argue the investigations are politically motivated retaliation for James’ years-long pursuit of Trump and his allies.

If the appeals court sides with DOJ, the investigation into James’ office could roar back to life. If not, the ruling could reshape how acting U.S. attorneys are appointed across the country

https://youtu.be/hY7mQ-typzs?si=y-b6fRRmn6oPUuu-

• This reply was modified 2 days, 12 hours ago by  Gustan Cho.

[Gunner]

🚨 Kash Patel MOVES 500 Agents to Hunt the Reporter Who EXPOSED Him!

Kash Patel relocated 500 FBI agents to Huntsville, Alabama — not for reform, but to build a covert unit targeting a journalist who exposed him. Sarah Fitzpatrick’s Atlantic investigation documented erratic behavior, unexplained absences, and excessive drinking. Patel responded with a defamation lawsuit AND a criminal leak probe simultaneously — two legal positions that legally destroy each other. Meanwhile, Howard Lutnick lied under congressional oath about Epstein island visits, protected by a closed-door hearing the public never saw. Senator Louise Lucas got her office raided two weeks after winning a redistricting fight. One system. Consistent priorities. This is not coincidence — it is a documented pattern of federal power used as personal retaliation.

KashPatehttps://youtu.be/t2oPbVIJK00?si=QjdkXTRLlbJiNZi3

• This reply was modified 2 days, 13 hours ago by  Gunner.
• This reply was modified 1 day, 10 hours ago by  Sapna Sharma.

[Gunner]

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https://youtu.be/bKHD08-MlAs?si=mI7HC6V7kCDl3-kc

[Gunner]

Can you please give me a comprehensive overview and thorough report of Great Community Authority Forums (www.gcaforums.com), powered by Gustan Cho Associates (www.gustancho.com). GCA Forums is not just a real estate and mortgage forum. GCA Forums was created by Gustan Cho Associates as an all-in-one, one-stop national online community. Whenever a homebuyer, homeowner, renter, or real estate investor buy, sell, or rent and move to a different area or different state, they would have countless questions, need reputable vendors, service professionals, and stores. For example, say a homebuyer bought a house in Northbrook, Illinois and is moving from Chicago, Illinois. By visiting the forum and becoming a member at no charge, the consumer will have to a vast selection of categories, businesses, stores, business directory, classified ads, important tools on our resource center, and other benefits. Members can join in a discussion, post a thread, answer a post, and create or join a group. All the content on our online community has been verified and facted checked. Our moderators consists of licensed mortgage loan originators, branch managers, mortgage company CEOs, underwriters, processors, attorneys, wholesale account representatives, and licensed professionals who are the best in their fields. If you can write a well structured organized summary to better understand, it will be grealty appreciated.

[Gunner]

Yes — now that you gave the exact property address, I can be more specific. I found public listing/record data for 24501 31st St, Salem/Brighton, WI 53168 showing a single-family home built in 1998 on about 5.63 acres, with public sources listing the home around 5,238 sq. ft. and a last sale in 2004 for $600,000. Your description of 6+ acres and about 5,900 sq. ft. may reflect finished basement/livable area or survey differences, but the public-facing lot size I found is 5.63 acres.

Bottom Line For Your Specific Property

Your property is possibly suitable for beehives, but I would not assume it will automatically reduce your property taxes. The realistic tax strategy is to try to get the rear unused portion of the land classified as agricultural land under Wisconsin use-value assessment.

The house, attached garage, driveway, landscaped yard, pond area, dog fence area, and residential homesite will almost certainly remain residential. The possible tax-saving area is only the portion of the acreage that can be proven to be used primarily for a legitimate apiary/agricultural purpose.

Based on your property, I would estimate that you may be able to make an argument for 2.5 to 4.0 acres as agricultural/apiary-related land, depending on how much land is actually usable behind the home and how the assessor views the pond, slope, residential yard, and dog area.

Why This Could Matter In Brighton, Kenosha County

Wisconsin’s agricultural use-value assessment values qualifying agricultural land based on agricultural use, not full market/residential value. The Wisconsin Department of Revenue’s 2026 use-value table lists Town of Brighton, Kenosha County agricultural land values at:

Grade 1: $461 per acre
Grade 2: $388 per acre
Grade 3: $281 per acre
Pasture: $113 per acre

That is dramatically lower than typical residential excess-land value.

For Brighton, the 2025 Kenosha County tax-rate sheet shows a mill rate of $10.76 for Brighton Grade/Central High and $11.29 for Brighton Grade/Union Grove High, depending on the school district. The county explains the tax estimate formula as mill rate multiplied by assessed value divided by 1,000, minus applicable credits.

Very Rough Savings Estimate For Your Property

Because I do not have your actual property card breakdown, this is only an estimate. But here is the logic.

If your unused rear land is currently assessed as residential acreage, it may be valued far higher than agricultural use value. Suppose the assessor currently values excess residential land around $20,000 to $40,000 per acre. If 3 acres were reclassified into agricultural use-value at a few hundred dollars per acre, the assessed value reduction might be approximately:

Low estimate:
3 acres × $20,000 current residential land value = $60,000
Reclassified agricultural value might be around $1,000 total.
Approximate taxable reduction: about $59,000
At roughly $10.76 to $11.29 per $1,000, estimated annual savings: about $635 to $665

Middle estimate:
3.5 acres × $30,000 current residential land value = $105,000
Reclassified agricultural value might be around $1,000 to $1,600 total.
Approximate taxable reduction: about $103,000
Estimated annual savings: about $1,100 to $1,165

Higher estimate:
4 acres × $40,000 current residential land value = $160,000
Reclassified agricultural value might be around $1,200 to $1,800 total.
Approximate taxable reduction: about $158,000
Estimated annual savings: about $1,700 to $1,785

So, based on your property and Brighton’s current mill rate, I would view the likely annual property-tax reduction range as approximately:

$600 to $1,800 per year

A more aggressive outcome may be possible, but I would not count on it. I would be cautious about anyone promising a 90% to 98% reduction of your whole tax bill. The reduction would apply only to the qualifying land portion, not your large home.

Why Your $9,000 Tax Bill Would Not Drop Dramatically

Your home is large. Public sources show over 5,200 sq. ft., and you describe approximately 5,900 sq. ft. with a full walkout basement. A large portion of your $9,000 tax bill is likely tied to the residential improvement value — the house itself.

Even if the assessor reclassifies 3 or 4 acres, the home value and residential homesite value remain taxable as residential property. That is why I would not expect the tax bill to drop from $9,000 to $3,000. A realistic goal is more likely a partial reduction.

Your Strongest Argument

Your best argument is not:

“I have beehives, so I want lower taxes.”

Your best argument is:

“I have a 5.63-acre rural parcel in Brighton. The residential homesite uses only part of the parcel. The rear acreage is being converted into a legitimate apiary and pollinator-support agricultural area. I would like the assessor to review whether the actively used apiary acreage qualifies for agricultural use-value assessment.”

That is a much stronger and more professional approach.

Step-By-Step Plan For Your AddressStep 1: Pull Your Kenosha County Property Record

Go to the Kenosha County Property Inquiry portal. Kenosha County says the portal includes tax bills, assessments, sales, and building data.

Look for:

Your parcel number.

Total assessed value.

Land assessed value.

Improvement assessed value.

Land classification.

Acreage shown by the county.

Prior tax bills.

School district listed on the tax bill.

This is important because your potential savings depends on the current assessed value of the land, not the total property value.

Step 2: Identify How Much Land Is Truly Available

From your description, I would roughly divide the property like this:

Residential house, driveway, front yard, immediate rear yard: likely residential.

Dog fenced area: likely residential/personal use.

Stock pond: likely not agricultural unless tied into farm use.

Rear hilly land: best candidate for apiary/agricultural use.

Neighboring farm to the east: helpful context, but it does not automatically change your classification.

If the county says your lot is 5.63 acres, and you reserve maybe 1.25 to 2 acres for the house, driveway, yard, dog area, pond, and normal residential use, then the possible apiary/agricultural area may be around 2.5 to 4 acres.

Step 3: Speak With The Town of Brighton Assessor Before Buying Hives

The Town of Brighton tax page lists the assessor as part of the Village of Pleasant Prairie Assessing Consortium and shows assessor office hours at Brighton Town Hall.

Ask this exact question:

“I own 24501 31st St in Brighton. It is approximately 5.63 acres with a single-family residence. If I establish a legitimate apiary operation on the rear acreage, can the actively used rear land be considered for agricultural use-value assessment?”

Then ask:

“How many acres would need to be actively used?”

“How many hives would be considered more than hobby use?”

“Would pollinator planting around the apiary help?”

“Would a written agreement with a professional beekeeper help?”

“Would the pond area be excluded?”

“Would the dog fenced area remain residential?”

“What documentation do you want before the next assessment date?”

Step 4: Do Not Start With Only Two Or Three Hives

For a parcel like yours, two or three hives may look like a residential hobby. To support an agricultural argument, I would consider a more serious but still manageable apiary plan.

A practical starting point may be:

Year 1: 6 to 10 hives
Year 2: 10 to 20 hives if the first year works well
Long-term: enough hives and pollinator acreage to show real agricultural use

This does not mean the assessor has a fixed hive minimum. It means your case is stronger when the activity looks like a real apiary operation rather than a backyard hobby.

Step 5: Use The Rear Hilly Area, But Place It Carefully

Based on your description, the rear hilly area sounds like the best location. I would avoid placing hives too close to:

The dog fence.

The neighbor’s smaller home to the west.

The main house.

The pond edge if people or dogs frequently use it.

The property line.

Your 50-foot separation from the dog fence is workable, but I would prefer 100 feet or more if your lot allows it.

Step 6: Protect Your Dogs

Your dogs can be safe, but the setup matters.

I would not place hive entrances facing the dog area. I would place the hive entrances facing away from the dogs and install a 6-foot flyway barrier near the hives. A flyway barrier can be a fence, dense shrubs, privacy screen, or other structure that forces bees to fly upward instead of low across the dog area.

Best setup:

Hives at least 100 feet from dog fence if possible.

Hive entrances facing away from dogs.

Six-foot barrier near hive entrances.

Fresh water source close to hives.

No dog bowls, kiddie pools, or standing water near the dog fence.

Locked or fenced apiary area so dogs cannot accidentally reach the hives.

Bees generally do not go looking to attack dogs. Problems happen when dogs run near the hive entrances, bark at them, disturb them, knock equipment over, or get into the flight path.

Step 7: Create A Written Apiary Site Plan

Create a simple one-page document titled:

Apiary Site Plan for 24501 31st St, Brighton, WI 53168

Include:

Approximate acreage of parcel.

Location of house.

Location of driveway.

Location of dog fence.

Location of pond.

Location of proposed hive area.

Distance from dog fence.

Distance from neighbor’s home.

Distance from property lines.

Number of hives.

Pollinator planting area.

Water source.

Access path.

This site plan will help with the assessor, zoning office, beekeeper, and your own safety planning.

Step 8: Make It A Real Agricultural Operation

To improve the chance of tax treatment, document it like a business or agricultural use:

Keep receipts for hives, bees, equipment, protective gear, sugar feed, jars, labels, and supplies.

Take dated photos.

Keep hive inspection logs.

Track honey production.

Track honey sales if you sell any.

Keep a Schedule F or business accounting record if your CPA agrees.

Create a small brand for honey if you sell locally.

Have a beekeeper service agreement if someone else manages the bees.

The more documented and ongoing the use is, the stronger your position.

My Recommendation For Your Property

For 24501 31st St, I would recommend this strategy:

Start by asking the assessor whether 3 acres of rear land could potentially qualify if converted to apiary/pollinator agricultural use.

Do not ask for the whole parcel.

Do not ask for the house site.

Do not include the dog area.

Do not include the landscaped residential yard.

Ask only about the rear acreage.

A reasonable proposal could be:

“Approximately 3 acres of rear property will be used for an apiary and pollinator-support area, with 8 to 12 hives initially, a dedicated water source, planted pollinator habitat, and ongoing honey production records.”

That sounds far more credible than simply saying you want to place bees to lower taxes.

My Best Estimate

Based on your address, acreage, house size, Brighton’s mill rate, and Wisconsin use-value numbers, my best estimate is:

Chance of being allowed to keep bees: reasonably good, subject to local zoning and setbacks.

Chance of entire property getting agricultural treatment: very low.

Chance of rear acreage getting reviewed for agricultural use-value: possible.

Most realistic acreage to target: 2.5 to 4 acres.

Most realistic annual tax savings: about $600 to $1,800, depending on your current land assessment.

Dog safety: manageable if hives are placed away from the dog fence, entrances face away from dogs, and you use a barrier and water source.

The next thing I would do is call the assessor and say:

“I own 24501 31st St in the Town of Brighton. I am considering establishing a legitimate apiary on the rear portion of the property. Before I proceed, I want to know whether the actively used apiary acreage could qualify for agricultural use-value assessment, and what documentation you would require.”

https://www.youtube.com/watch?v=jeFxOUZreXI

[Gunner]

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[Gunner]

The Iranian and U.S. Conflict seems like it is gaining momentum and other countries are getting involved against Iran. We shall see, I guess.

[Gunner]

Your response is very helpful, and thank you for your detailed, comprehensive breakdown of the role of each position. I must have heard from at least half a dozen NEXA MORTGAGE people, including Mr. Kortas, and each time I was more confused than the previous explanation

Like to express my sincere gratitude for taking the time to respond to the above subject matter

God bless for your priceless detailed overview on a career path of unlimited potential and chance to test our God given talents and knowledge, and spread a golden opportunity to folks who otherwise would not have a chance

• This reply was modified 2 months, 1 week ago by  Sapna Sharma.