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1. How often does the valuation of properties change?

Every year the Assessors subject the arms-length sales that occurred in the prior calendar year to a statistical examination based on market area, style of house, age of house, effective area, size of lot, and sale price to see what changes the market has shown. The tables used in the Computer-Assisted Mass Appraisal (CAMA) system are adjusted so that the median assessment of the sales sample is within 10% of 100% of market value and the dispersion of the assessments to sales ratios in the sample are within State guidelines. These new factors are then applied to all properties for the new fiscal year.

Every third year the Department of Revenue (DOR) requires each city or town to conduct a revaluation. This is a year-long process during which the DOR examines every phase of the assessing operation before certifying the values. During the two years in between revaluations, the Assessors may change the values if sales activity so indicates. These yearly updates are called Interim Year Adjustments. There was an adjustment to the values for FY09.

2. How will the new valuation affect my tax bill? If my assessment went down, how can my tax bill go up?

Individual assessments may rise or fall depending on characteristics of the property. The purpose of mass appraisal is to value all property by the same standards at the same time to create an equitable distribution of the tax levy. If the same amount of money is to be raised for the current year after a valuation update from the previous year, and each assessment has doubled, the tax rate would be cut in half. And vice versa, if each assessment decreased by 20%, and the same amount of money was to be raised, the tax rate would increase by 20%. Increases or decreases in assessed values do not cause a tax increase or decrease.

3. What's the difference between an abatement and an exemption?

An exemption is a discharge from the obligation to pay all or part of a real estate tax based on certain age, income, military, or disability status as set forth by the Commonwealth of Massachusetts. An abatement happens as a result of an adjustment that lowers a property valuation after the actual (not preliminary) tax bill has been issued. Exemptions are available for seniors, low-income seniors, surviving spouse or surviving minor child, veterans with disabilities, and blind persons.