Frequently Asked Questions

The State of Connecticut, under C.G.S §12-62, requires a revaluation every five years of the market values of all the real estate in our town to ensure fair property assessments., uniform property valuations, and fair tax distribution.

Changes in economic conditions over time cause property values to shift unevenly; properties may have become overvalued or under-valued when compared to comparable market properties. 

Revaluation corrects these disparities, ensuring all property owners pay their fair share of taxes.

1. Data Collection: Inspectors gather property details, including dimensions and features.
2. Market Analysis: Appraisers analyze recent property sales to set parameters for valuing all properties.
3. Value Notification: Property owners receive assessment notices and can review them.

Fair market value is the most likely price a property would sell for in an open and competitive market under fair conditions. 

These conditions include:

• Buyers and sellers are typically motivated.
• Both are well-informed and act in their best interests.
• The property has been available on the market for a reasonable time.
• Payment is in cash or equivalent, without unusual financing or concessions.

The real estate market—buyers and sellers—determines your property’s value. During revaluation, the Assessor's office analyzes recent property sales and other factors, including:

• Local market conditions
• Size, quality, and age of buildings
• Improvements, deterioration, and neighborhood conditions
• Zoning and FEMA regulations

Assessors study real estate sales from one to two years before the revaluation to determine valuation parameters like construction costs and land rates. These parameters are applied town-wide to approximate the value of all properties.

Yes, most assessments will change, but the impact varies. Some neighborhoods or property types may see greater increases or decreases based on market activity.

Not necessarily. While assessments may change, your taxes depend on the town’s budget and the mill rate. If total assessments rise, the mill rate typically decreases to balance the budget. Additionally, properties currently overvalued when compared with like properties, can see a reduction in their tax burden.

An assessment is 70% of your property's fair market value as of October 1, 2024. It forms the basis for calculating property taxes.

A mill rate expresses property taxes as dollars per $1,000 of assessed value. It is set by the Board of Finance after the town budget is approved. 

Each homeowner, at the completion of the project, will receive an individual notice of the new assessment. Property owners can then review the entire public's assessed values, so that the property owner can see what the values are around his or her property.

All property owners are given the opportunity to discuss their values with the Assessor at an appointed time during publicly announced hearings towards the end of the Revaluation. At a hearing the property owner can voice concerns, discuss inaccuracies or discrepancies with the Assessor who will review the property record card and explain the value.

Should an inspection or Revaluation need to be done the Assessor will make that determination and any changes that result will be sent to the property owner.

There are two very good methods of determining if an assessment is equitable: - First, compare your properties to similar properties that sold in the previous year. Your value should be in line with these sale prices. - Second, if no recent sales are available, compare your assessment to other similar properties in your area using the Street Listing of Values available in the Assessors Office. Your value should be in line with these similar properties.

Remember, very few properties are exactly alike. Your value should be comparable, but it seldom will be exactly the same as what seems to be a similar property.

If you believe that your assessment is wrong, you will have the opportunity to schedule a meeting during the informal hearing process.

The next step would be a formal hearing before the Board of Assessment Appeals. You can inquire at the Assessor’s Office about the meeting dates and proper procedure for making an appointment with the Board.

Should a disagreement remain after the Board of Assessment Appeals hearing, an appeal to the Superior Court under Section 12-117A of the Connecticut General Statutes is the next and final step.

Towards the end of the Revaluation, every homeowner receives a notice of their proposed valuation based on the analysis performed; these values are not final until after the hearings are completed.

When a homeowner has a question or concern about the proposed valuation, they are asked to call the Assessor’s office at 203-389-3417 and a date and time to meet will be set to discuss the valuation process and answer any questions the homeowner may have. An informal hearing is not a forum to discuss taxes, it is strictly meant to answer questions on the property valuations. Homeowners are asked to come prepared with questions and have compared their property to other comparable ones in their neighborhood.

A Hearing Officer will determine if a review of the property is necessary. All changes to value that occur due to a hearing will be reflected in the change notice that is sent after hearings are complete.

If any property owner believes the assessment on their property is in excess of its Fair Market Value they should first notify the Assessors Office. When this has been done, they may then appeal before the Municipality’s Board of Assessment Appeals.

The Board of Assessment Appeals will review the case and make a determination as to the disposition of the appeal. Should the property owner still feel the assessment is incorrect, they may appeal to the Superior Court for the judicial district in which the municipality is located.

All appeals to the Board of Assessment Appeals must be made by February 20th if the grand list is filed by the Assessors office by January 31st. If the town is granted an extension to file the grand list the filing deadline to the Board of Assessment Appeals is March 20th. Always contact your local Assessor’s office at 203-389-3417 with any questions pertaining to the filing dates for appeals.

The law requires that the Assessor appraise taxable property and not the people who own it; under state law, all property is appraised at current fair market value.

There are programs (the Elderly and Totally Disabled State Homeowners Program and the Woodbridge Elderly Program) that provide tax relief for qualifying persons over the age of 65 or those who are deemed totally disabled by Social Security. These are income related programs so please contact the Assessor’s Office at 203-389-3417 for more information.

Other statutes provide exemptions for those who are veterans, disabled, or blind. If you currently have an exemption, a Revaluation does not negate that exemption and in some circumstances, could increase that exemption.