Sunday, May 21, 2017

U.S. Retail Centers: A Travel Destination for Chinese Shoppers



Retail centers all over the U.S. are beginning to bear some significant, perhaps unexpected, similarities in January and February, each with a unique touch to honor its large number of Chinese patrons for the Lunar New Year. The sound of cymbals and beating drums filling the food court of a shopping mall; lanterns strung overhead casting a red glow on the sidewalks of a strip center, the trees and storefronts adorned with brightly colored dragon decorations and large vibrant signs wishing luck and happiness in the coming year; costumed performers drawing crowds of shoppers taking a break from bargain hunting to partake in the festivities at an outlet mall. 

Gong Xi Fa Cai!

Last year, the Year of the Monkey, before heading off to find the best deals available at the Citadel Premium Outlets in Los Angeles, California, Chinese shoppers who wished a happy new year to a customer service representative, a “Xin Nian Kuai Le” or “Gong Xi Fa Cai,” received a signature red envelope filled with discount vouchers and gift cards. Similarly, at Chicago Premium Outlets, Chinese guests received coupon-filled red envelopes with embossed gold monkeys on the outside, and fortune cookies with fun shopping and fashion related messages inside.

The Fashion Outlets of Las Vegas also hosted an authentic Chinese cooking demonstration to bring in the Year of the Monkey, while its Chicago counterpart hosted Chinese ribbon dancers, a kung fu show, and a performance by Shaobo Zhang, the “Crazy Violinist”.  

Citadel shoppers were invited to view a Chinese-themed garden planted in the center court on their way to the Customer Service Center. There, the presentation of an AirChina boarding pass earned each shopper a complimentary tote bag filled with coupon books and gifts. These tourists who arrived eagerly seeking luxury items at discount prices were pleasantly surprised when they were also provided free access to the VIP Luxury Lounge featuring outlet converters to charge electronic devices, private lockers, snacks, beverages, and a place to relax throughout a long day of shopping. 

Many malls, like the California Outlets at Orange, invite dance companies to perform the traditional Lion Dance. “We have noticed that Lion Dance draws in an audience from all types of backgrounds. Non-Asian audiences are drawn in from the noise and foreign appearance, and Chinese audiences are drawn in because of their knowledge of Lion Dance being a sign of good fortune,” said Melinda To, Events Coordinator for Southern Young Tigers Dance team. “When we were first asked to perform, we were surprised, but we were grateful that the traditional Lion Dance had an increasing awareness in the community and that this cultural show is making it out into the mainstream American malls,” she said.

Savings and a ‘Free’ Trip

In addition to the extra effort to draw Chinese shoppers during the New Year, in recent years, U.S. mall owners and retail operators have pioneered the movement to gear year-round marketing and promotions toward a Chinese audience in order to attract the foreign buyers to their U.S. centers. And it seems to be working. 

Nianci Xu, originally from Guangzhou, China, moved to the United States almost ten years ago. “There was a saying back then, that Hong Kong is a shopping paradise. Now America is from Chinese perspective,” she shared.  

Primarily due to China’s steep import tariffs and consumption taxes, luxury products can cost over 50% more if purchased in China. “It is much cheaper to get the same brand overseas because the consumer taxes are too high in China,” said Lu Min, a Shanghai resident. In fact, Min noted that purchasing items in the U.S. affords such significant tax-saving benefits, that it will often offset the cost of an airline ticket. Thus, Chinese natives are happy to fly here to purchase luxury brand clothing, shoes and purses, in addition to cosmetics, and electronics at a discount while getting essentially a free travel experience.

For those that are unable to make the trip themselves, there are many opportunities to hire someone to do it for them. “Some of the Chinese who travel frequently do shopping for others, even though we often have to pay a commission for this service, it still a lot of cheaper than doing shopping here,” said Min. 

And if tourists want to shop, U.S. retail centers are more than happy to accommodate. 

Breaking Down Language Barriers

Particularly outlet malls, but more recently at other types of retail centers across the Country, additional support services are offered to Chinese consumers in order to maximize their shopping experience. During a visit to the Wrentham Premium Outlets in Boston, Xu was elated to find brochures and other helpful information written in Mandarin, and even a ten foot tall sign in her native language promoting a Chinese credit card.  “I didn't realize how big the market of Chinese shopping overseas really was until I saw this advertisement,” she said.

Similarly, taking only a few steps into Desert Hills Premium Outlets in California, shoppers will see large directories which provide information in both English and Mandarin, and at Woodbury Commons Premium Outlets in New York, Mandarin and Cantonese speaking guest service specialists offer directions, information, and comfort to the large number of patrons who visit each year from China. 

Stores that frequently occupy retail strip centers are requiring Mandarin-speaking managers and sales associates in certain areas of the Country, both AT&T and T-Mobile topping the list. Locations in Center City, Pennsylvania; Flushing, Canal Street, and Brooklyn, New York, and most of their California locations try to maintain at least one associate fluent in Mandarin at all times. Tiffany & Co. is another retail tenant that requires Mandarin-speaking associates; their stores at the Easton Town Center in Columbus, Ohio, Orchard Town Center in Skokie, Illinois, and the King of Prussia Mall are actively seeking additional Chinese employees.

Even Lowes, a popular shopping center anchor tenant, requires a Mandarin-speaking sales clerk at many of their locations. 

At both Seattle’s and Cincinnati’s Premium Outlets, an automated intercom message welcomes shoppers in Mandarin, frequent tours are conducted by Chinese tour guides, and most stores have international size conversion charts available. 

Chinese love to get bargains on name brands. Often brand name items are very expensive in china so they see these prices as very good and they love the sales. We host a lot of teachers and often they come back very happy after shopping and show me their goods,” said Grace Kim Soeter, who hosts both foreign exchange students, and is the director of the My American School’s English Camp in California, which has about 350 children ages 8 through 17 plus a number of teachers visit from China each year. The young tourists always want to return home with luxury brand bargains, so the Ontario Mills or Desert Hills outlet malls are now a permanent fixture on the Camp’s itinerary. 

Impact on U.S. Economy

While Chinese tourists find relief in being welcomed so far from home, the benefit is mutual. According to a recent report by China Luxury Advisors and the Fung Business Intelligence Centre, total overseas spending by Chinese tourists is projected to reach $422 billion by 2020. The report also indicates that Chinese travelers already average retail spending of $2,555 per trip to the United States. The China National Tourism Administration reported that approximately 2.2 million tourists visited the United States from China last year, and they collectively spent more than $23 billion. Xu’s experience has been consistent with those statistics. “For all the people I know who have been to U.S. from China, they brought a lot from here and took it back home.” In fact, Xu’s friend visiting New York from China recently spent nearly $1,000 during a single day of shopping at Woodbury Commons. As a result, retail centers are striving to facilitate both easy payment and convenient transport of purchases for their Asian consumers. 
Nearly all U.S. malls and outlet centers now have currency exchange kiosks or automated machines, and a growing number of retail centers, including all Tanger Outlets, the Beverly Center, “Southern California’s Premiere Fashion Destination” and the Mall of America have partnered with UnionPay, the leading bankcard company in China. In fact, shoppers who flash a UnionPay card at the customer service desk at the Fashion Outlets of Chicago receive a discount booklet, free luggage check, and boarding pass printing services.

Traveler and Shipping Accommodations

As for getting purchases back home, Citadel Outlets’ customer service center is now an “approved postal provider”, and can accommodate international shipping at standard USPS shipping rates. The center also offers boxes, packing supplies, and even greeting cards for purchase, allowing international shoppers to enjoy all that the outlet mall has to offer, and still travel home light. For those that prefer to bring their purchases home with them, outlet malls typically have at least one luggage retailer, and Chinese shoppers are often seen purchasing extra luggage to fill with their outlet finds. Citadel even recently opened a new “luggage re-packing center” for international travelers to sort out their purchases and re-pack their bags before heading to the airport. 

Outlet centers across the Country have furthered their efforts to cater to Chinese tourists by participating in a plethora of ‘shop and stay packages’ in collaboration with hotels, travel agencies, spas, resorts and the like. An increasing number of outlet center owners are also teaming up with Chinese tour bus companies to provide round trip shuttle service from nearby tourist destinations, hotels, cruise terminals and airports. What used to be the cause for day-long frustration or hours at an airport bar, layovers and delays are now a welcomed opportunity for some last minute shopping before heading home to China. 


There is an ancient Chinese proverb that says “A man without a smiling face must never open a shop.” For so long as Chinese consumers choose shopping as a top tourist activity, they can count on being greeted by U.S. malls with a smile.

Wednesday, October 19, 2016

STEPS TO DETERMINE WHETHER TO FILE A TAX APPEAL


So many people receive their tax assessment cards and see an assessment that is far lower than the market value of their properties, so they don’t consider an appeal. But what many don’t know is that every municipality in New Jersey has an ‘Equalization Ratio’ that must be applied to determine what the tax assessor actually believes your property to be worth, often resulting in a substantially different number than appears on your tax card.

So, for example, even if your total assessed value (land + improvements) for 2017 is $250,000, but you think your house is worth $280,000 based on comparable sales and/or an appraisal, don’t be so quick to decide you are ineligible for an appeal!

HERE IS HOW IT WORKS:

STEP 1: Determine your Fair Market Value.

While the actual deadline for filing an appeal is April 1 (in most counties), now is a great time to begin your analysis being that the market value of your home as of this month is the basis for your tax appeal.

If your home actually sold during the previous year, that makes things easy. We call those appeals “sales of the subject,” the sales price being pretty convincing evidence of the true market value of your property. If not, to determine your fair market value, check out recent arms-length sales in your neighborhood that sold as close to October 1 of 2015 through October 1, 2016 as you can find. Each town codes sales as ‘usable’ or ‘non-usable’ based on the details of the transaction, and publishes them online, so seeking that information is very helpful, as is consulting with a local realtor. Obtaining an appraisal is another option, which can then be used as evidence at your appeal hearing along with expert testimony.

Example:  You would have a good basis to believe that your property is worth $280,000 if four or five houses in your town of the same style, built around the same time, with comparable upgrades, features and configuration, situated on similar properties to yours sold for around that amount.

STEP 2: Determine your Municipality’s Equalization Ratio.

Each year the Department of Treasury publishes a list of ratios for New Jersey municipalities. Those ratios, as applied to your assessment will tell you what your municipal tax assessor believes your true market value was as of the prior October 1 (which is the valuation date for tax appeals).

Example:            
§  As noted above, your assessment is $250,000.
§  Your town has an Equalization Ratio of 72.63%.
§  That means that the assessor believes your property is worth $344,211.

You just may be the perfect candidate for an appeal!

STEP 3: Do You Fall Within the Chapter 123 Corridor?

Unfortunate for us, the New Jersey Legislature imposed Chapter 123 regulations, commonly known as the 15% ‘corridor’ rule. An assessor can be off by up to 15%, and their assessment will still stand. It is interesting to note that there is a pilot program currently in place in some New Jersey counties which, if a success, among other advancements will do away with the corridor. But for now, we have to take it into consideration when analyzing our likelihood of prevailing in a tax appeal.

To determine whether your property falls within the corridor, you would add 15 percent to the Equalization Ratio to find the ‘Upper Limit’ (a table of Upper Limits can also be found online). Even if your equalized value is higher than your true market value, if it falls within the corridor, you are out of luck for this year.

Examples:  
VIABLE APPEAL:
·         As noted above, your town’s Equalization Ratio for 2017 is 72.63%.
·         The Upper Limit ratio is thus 87.1%.
·         When you divide your assessment ($250,000) by what you believe to be the market value of your property ($280,000), you arrive at 89.3%.

89.3% being higher than the upper limit, you have a good appeal!

UNLIKELY TO SUCCEED:
·         Same facts as for the viable appeal, but here, you have determined that your market value is $300,000.
·         When you divide your assessment ($250,000) by what you believe to be the market value of your property ($300,000), you arrive at 83.3%.

While the $300,000 is still less than the $344,211 equalized value, and by quite a bit, an appeal would nonetheless be unlikely to succeed because 83.3% is less than the Upper Limit, and thus within the corridor. Now, this doesn’t mean you couldn’t possibly settle with the assessor and knock off a few bucks, but the tax board would not lower your assessment if you did proceed to a hearing.

STEP 4: Speak to an Attorney.

After completing Steps 1-3, if you find that you may have a good basis for an appeal, contact an attorney who is experienced in filing and prosecuting tax appeals to review your case. Getting a head start can be useful so that your attorney has the option of calling to negotiate with the tax assessor before the bulk of your town’s appeals start flooding in.


My firm has handled thousands of appeals, so I am happy to answer any questions, or if you wish to discuss the possibility of filing a 2017 tax appeal, please feel free contact me. Best of luck!

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