TOWN OF
WALPOLE
SOME
IMPORTANT POINTS ABOUT YOUR FISCAL YEAR 2008 ASSESSMENT:
Board
of Assessors 135 School Street Walpole, MA 02081 508-660-7315
Frequently Asked
Questions on the Property Tax Process:
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 through a series
of market analysis according to Massachusetts General Laws and regulations set
by the Commissioner of Revenue.
Why did my assessment change?
All communities are now required to update their assessments
annually to meet requirements as outlined in the “Guidelines to a Minimum Reassessment
Program”, section III by the DOR. To meet these requirements and based upon
residential sales in
Why did the average assessment
only decrease by less than 1% when the real estate market is in a period of
adjustment? As
stated above, the Board of Assessors are required to meet guidelines by the
Commissioner of Revenue, the guidelines require that the market analysis or
sales to be analyzed for assessments be from the previous calendar year (2006)
and not from the current year.
Is the purpose of a revaluation
to increase taxes?
No, the purpose of a revaluation is to make assessments for
all parcels in Town, fair and equitable in relation to each other, based on
current market trends. Whether taxes as a whole go up or down are based more on
the Town's budget than how your property value increases or decreases. Regardless of whether assessments go up or
down, the Town will still raise
$44,849,861 in property taxes for FY 2008.
How can
my assessment change when I haven't done anything to my property?
Since assessments must be based upon fair market value, assessments will
continue to change during rising and declining real estate markets. 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. Therefore, some
assessments will decrease less than the average of 1% percent and some will
increase by more than the average of 1% percent.
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 transferred 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.
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.
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 (February 1, 2008) to file
an abatement application with the Assessor's Office. Please note that the Board
of Assessors may only consider an application for an abatement that has been
filed with the Assessor's Office in a timely manner. (Feb 1st 2008)
I just received a tax bill for my property addressed to the previous owner, why is their name on the bill?
If you purchased your property after January 1, 2007, state law requires that the owner as of January 1st name must appear on the tax bill for Fiscal Year 2008. (Your name will appear on the first quarter bill for FY 2009 (July 1, 2008).
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 or stopping by
their office Monday, Wednesday, Thursday - 8:00 am - 4:00 pm, Tuesday - 8:00 am
–8:00 pm, Friday - 8:00 am – 12:00 pm