Massachusetts Real Estate Taxes

Who is responsible for determining the value of a property?

The Board of Assessors is responsible for placing a value on all land, buildings and personal property in town.

When do town assessors place the value on property?

Each year the value must be placed on each real estate parcel as of January l.

How is the value determined?

The value of a property is determined through a process called Revaluation, however this process is not done every year. During the interim years, assessed values are adjusted to pay for municipal services.

When are the taxes due?

The total tax due for the year is billed in four installments with due dates of:

August 1

November 1

February 1

May 1

Because the tax rate is usually not set until late fall of each year, the first two tax bills are an estimate based on the bill from the previous fiscal year. Once the tax rate is set, the final two bills are adjusted so the total bill for the year will be correct.

When does Massachusetts fiscal year begin?

Massachusetts fiscal year begins July 1 and ends June 30th.

When does fiscal year 2007 begin?

Fiscal year 2007 begins July 1, 2006 and ends June 30, 2007

First quarter payment due August 1, 2006 (preliminary tax bill)
Second quarter payment due November 1, 2006 (preliminary tax bill)
Third quarter payment due February 1, 2007
Fourth quarter payment due May 1, 2007

How often is a revaluation done?

The Massachusetts Department of Revenue (DOR) requires all cities and towns to revaluate all property once every three years. DOR closely monitors the revaluation project from planning data quality to analysis to conclusion. Revaluation certification by DOR is required before the tax rate can be set for the following fiscal year.

Why is a Revaluation needed?

Our cities and towns continue to grow. The increase in population translates into an increase in the demand for housing and other municipal services such as schools, police, fire, waste removal and snow plowing etc. It is essential that property values be kept current and contribute an equitable portion of the total tax burden.

What happens during Revaluation?

A physical inspection of both the interior and exterior of each property is conducted where building dimensions and characteristics are noted. This is the Data Collection phase, and each Data Collector carries an identification badge, a letter of introduction on Town letterhead and their cars are registered with the Police Department as Assessors Office.

How do town assessors evaluate property taxes?

It is the Appraiser’s job to research and analyze the values in any area or neighborhood. In effect they do what you would do to determine the selling price, or market value, when putting your property up for sale. Market value is determined by the activity in the real estate market and the general economy. The appraiser has specific guidelines to follow. Factors that are examined for each property are: location, size, quality of construction, age of improvements, topography, utilities, zoning restrictions, if any, etc.

While the Data Collection phase is going on, appraisers are studying the sales and determining where the actual increases or decreases in value are occurring. The appraisers then review the collected data and apply the determining factors of the sales analysis to come up with a value of each property.

Each property owner will receive a notice of the new assessment, however these values are not final until public hearings are complete.

Public hearing are held so property owners can voice concerns, discuss inaccuracies or discrepancies with a qualified appraiser.

What can I do if I disagree with the assessment?

If any property owner believes the assessment on their property is in excess of its fair market vale, they may appeal before the Town’s Assessment Board of Review. After the assessment has been reviewed, the board will make a determination. If the property owner still feels the assessment is incorrect, they may appeal to the Superior Court for the judicial district in which the Municipality is located.