Frequently Asked Questions about Tax Bills
What
is an Assessment?
Why
did my Assessment change?
How are my taxes determined?
Is
the purpose of a revaluation to increase taxes?
How can my assessment change when I haven't
done anything to my property?
What if I disagree with the assessed value
of my property?
When can I apply for an abatement on my Real
or Personal Property ?
How can I learn more about my rights for
an abatement, exemption, or deferral?
What
is an Assessment?
The
assessed value (or assessment) is the value of property to be
used for local taxation as determined by the Assessors according
to Massachusetts General Laws and regulations set by the Commissioner
of Revenue. (back to top)
Why
did my Assessment change?
Assessors
must value all real and personal property within their communities
every three years to achieve full and fair cash value assessments
in accordance with the requirements of Massachusetts General Laws.
(back
to top)
How
are my taxes determined?
The amount of taxes you pay is determined by the appropriations
voted by the Town. The Town adopts a budget that reflects what
services will be provided and the cost to provide those services.
After Town Meeting adopts a budget, the amount of taxes to be
raised is calculated in accordance with Proposition 2-1/2 and
divided by the total taxable valuation of the Town to determine
the projected single tax rate. The Board of Selectmen holds a
public hearing to determine whether and how much residential tax
will be transferal onto the commercial properties, commonly referred
to as the split tax rate (commercial properties pay a higher tax
rate than residential properties). All the information is forwarded
to the Department of Revenue for its review and approval. The
tax rates are then finalized to raise the needed dollars to pay
for the services that the Town voted to provide. (back
to top)
Is
the purpose of a revaluation to increase taxes?
No, the purpose of a revaluation is to make all parcels
in an assessing unit fair and equitable in relation to each other,
based on current market trends. Whether taxes as a whole go up or down is based more on the Town's budget than assessments.(back
to top)
How
can my assessment change when I haven't done anything to my property?
As property values change in the marketplace (sales), those changes
must be reflected in the assessments. All properties, however,
do not change in value to exactly the same degree. Many factors
influence values. Among the numerous factors to be considered
are location, condition, size, quality, number of baths, finished
basement, garages, additions, traffic, and utilities.(back
to top)
What
if I disagree with the assessed value of my property?
If you believe that your property is overassessed, not assessed
fairly in comparison to other properties, or that it is not classified
correctly, you have the right to file for an abatement of taxes.
An application must be filed with the Assessors' Office. Applications
are available at the Assessors' Office. In filing an abatement
application you will want to be specific about why you disagree
with your assessment. Is there some misinformation on your property
record card? Did you find values of comparable properties lower
than your property? Please provide us with all the necessary information
to support your position on valuation. (back
to top)
When
can I apply for an abatement on my Real or Personal Property ?
Once the ACTUAL TAX bill (3rd installment of Quarterly Billing)
are MAILED, you will have until the due date of the 3rd installment
(approximately February 1) to file an abatement application with the Assessors'
Office. Please note that the Board of Assessors may only consider
an application for an abatement that has been filed with the Assessors'
Office in a timely manner. (back
to top)
How
can I learn more about my rights for an abatement, exemption,
or deferral?
By contacting the Board of Assessors' Office at (508) 660-7315. (back
to top)
