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1. What is a revaluation?

A revaluation is an update of all assessment of real and personal property in the city through sales analysis and data collection. The revaluation equalizes the values of all the properties for the purpose of a fair distribution of the tax burden.

2. Is a revaluation necessary?

All municipalities are required to conduct a triennial (every three years) revaluation of all real and personal property in accordance with Massachusetts General Law Chapter 40, Section 56. The Massachusetts Department of Revenue (DOR) mandates the revaluation so that all properties are listed at current market value and contribute an equitable portion of the total tax burden.

Massachusetts General Law Chapter 40, Section 56

3. What is the role of the Department of Revenue in the revaluation process?

The assessment roll as established by the assessors is audited by the State Department of Revenue (DOR) with respect to whether the assessed values reflect values at the current market rates. The same roll is also audited to ensure that there is equity in the values established (i.e. like properties similarly valued). If the assessment roll is not approved (or certified) by the Department of Revenue, then the city cannot proceed in setting its tax rate.

4. What is fair market value?

Fair market value is determined by the activity in the real estate market and general economy. The best indicator of fair market value is market activity. It is the price most people would pay for the property in its present condition.

The assessors do what you would do to determine the value of your property. They research and analyze the recent sales in any particular area or neighborhood. Important factors are location, age condition, style, size, quality of construction, zoning, etc.

5. What period of time is used for the revaluation?

The valuation of your property is based on an analysis of the market for the full calendar year prior to the revaluation project. The months preceding and following the full calendar year are also included in the analysis process. The revaluation for fiscal year 2010 (July 1, 2009 - June 30, 2010) will be based on the qualified sales of 2008.

6. Are the assessed values adjusted between revaluation years?

The assessed values are reviewed each year based on sales.

7. Will the assessors inspect the interior of all the houses?

The law requires that the property be valued from an actual viewing or from the best information available. It is not necessary to view the interior of every house, every year. Therefore, the Assessors (or their representatives) perform periodic interior inspections. They also attempt to review the interior of a house when a building permit has been granted, when the house is sold, or when an abatement application has been filed.

If we are unable to enter your property, we still review your assessment based on the existing records and sales of property similar to yours.

8. How do I know if my assessment is fair?

Compare your property to similar properties that sold in the previous year. Your assessed value should be in line with the sale prices.

Remember, very few properties are exactly the same. The values should be comparable but not necessarily the same.

9. What if I do not agree with my assessment?

If you feel that the assessed value is incorrect or you feel that you have evidence that the value exceeds the actual fair market value of your property, you have the formal right to appeal by means of the abatement process.

10. Are my taxes increased by a revaluation or an interim year adjustment?

A revaluation or an interim year adjustment may result in an increase or decrease in your assessment. And, that new assessment is applied to the tax rate.

Not all values will change at the same rate. Sales analysis will show that some neighborhoods and property types have increased or decreased in value while others may have remained the same. The purpose of the revaluation is to make sure that the assessed values reflect the changes that have occurred in the market.

Please note: The assessors do not control property values. The rise and fall of the real estate market determines property value.