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Assessor

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1. When are the tax bills issued and payments due?

The tax bills are issued on July 1, October 1, January 1, and April 1. Payments are due 30 days from the date of issue.

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

Talk with assessing staff, review your property record card, as well as comparable sales. You may request an inspection on the abatement application.

3. What if, after the bill is issued, I still do not agree with my assessment?

You will need to file an Abatement Application with the Assessor's Office after receiving the actual tax bill (January 1) and before the due date of that bill (typically February 1).

4. What is a revaluation?

A revaluation is an update of all assessments of Real and Personal Property in the City conducted under the direction of the Board of Assessors and the Assistant Assessor. The revaluation process consists of data collection, sales analysis, and application of the results in a fair and equitable manner.

5. Why is a revaluation necessary?

Annual revaluation of properties ensures that the community complies with Department of Revenue requirements that assessments reflect fair market value within a 10% margin. The annual revaluation allows assessments to keep pace with market trends.

6. Will all property values change?

Not all property values will change at the same rate. Depending upon market trends, some neighborhoods and/or property types may increase in value while others may decrease or remain the same. Also, new market data may show that adjustments need to be made to certain areas or property types to reflect current market values, even if those changes seem to contradict the prevailing trends.

7. Is it necessary that you view the inside of my property?

It is desirable that an assessor see the inside as well as the outside of your property. The law requires that property be valued based on the best information available. If an interior inspection is not available, then the value will be based on an exterior inspection and a review of the historical information on the property record card.

8. What is market value?

Market value is the price that a willing buyer and a willing seller would settle upon in an open market transaction assuming reasonable exposure to the market and that no special circumstances or undue stimulus are involved.

9. What if there hasn't been a recent arm's length sale of my property?

The best evidence is arm's length sales of reasonably comparable properties. These are properties similar to yours in location, age, style, condition, quality, and other features that affect market value such as the number of bedrooms and bathrooms and building size.

10. What if there are no reasonably comparable sales?

We will then consider all other factors that may affect the market value of your property. The replacement value of your building(s), less any depreciation, plus the value of the land could be used to estimate value. Income and expenses are analyzed and utilized for the valuation of rental, commercial, and industrial properties.

11. Will the actual construction cost be considered?

Your construction cost is a historical figure that may or may not reflect the current market value of your property. It is one element that will be considered in conjunction with cost manuals and available market data.

12. What will happen to my assessment if I improve my property?

Generally speaking, improvements that increase the market value of a property will increase the assessment.

13. Will my assessment go up if I repair my property?

Routine maintenance will help retain the market value of your property but may not affect your assessment. Substantial repairs, however, may affect the assessed value.

14. How can my assessment change when I haven't done anything to my property?

Property assessments may change based on the analysis of market conditions as of the assessment date even if no physical changes have been made.

15. What evidence do I need to present to the Board of Assessors when filing for an abatement?

State law puts the burden of proof on the property owner to show that the assessment is incorrect. Simply stating that your property taxes are too high is not adequate. Evidence in support of your contentions must be submitted and may include - but is not limited to - suitable comparable sales, income and expense information, and/or a timely appraisal.

16. Why does my assessment value differ from my bank appraisal?

Fee appraisers typically value your property as of a current date. Assessors are mandated to conduct mass appraisal based on an assessment date of January 1. Mass appraisal requires extensive analysis of the real estate market for a specific time frame and adjustments are made to a variety of factors to affect all properties based on many components. Market conditions are constantly changing, therefore, valuations based on different effective dates would be expected to vary.

17. How will my taxes change as a result of the new assessment?

Although the value of your property affects your share of taxes, the actual amount you pay is determined each year when the tax rate is set and approved within the limits of Proposition 2 ½. Your property taxes are determined by multiplying the assessed value by the tax rate per thousand dollars of assessed valuation.

18. Who must pay the CPA surcharge?

The CPA surcharge (voted at 1% of the annual property tax bill) is paid by all residential, commercial, and industrial property owners.

19. How is the CPA surcharge calculated?

The following hypothetical example illustrates the calculation of the 1% surcharge for a residential property (showing the $100,000 exemption):

Assessed value: $300,000
Less residential exemption $100,000
CPA taxable value: $200,000
x Tax Rate: 10.00
Net Tax: $2,000.00
x 1% .01
Annual CPA Surcharge $ 20.00

The surcharge for commercial & industrial properties is calculated in the same manner but those properties do not receive the benefit of the $100,000 value reduction which is applied to all Class 1 residential properties.

20. Are there exemptions to the CPA?

• The first $100,000 of the assessed value of residential properties is exempt from the CPA surcharge. 
• Parcels already exempt from real estate tax are exempt from the CPA surcharge.
• Full exemption for property owned and occupied as a domicile by any person who qualifies for low-income housing or low- or moderate-income senior housing in the City of Gloucester. 
  • Low- and moderate- household income limits are determined annually by the U.S. Department of Housing and Urban Development (HUD). 
  • To qualify for an exemption, a taxpayer must submit annual application including proof of income (tax returns, etc.).

21. How do I apply for a CPA exemption?

To apply for an exemption, an application must be filed with the Assessors’ Office annually and supporting income documents will be required for approval. If you already receive an exemption under Massachusetts General Law Chapter 59, Section 5, Clause 41C, a separate application may not be required but you must specifically request that you be exempted from the CPA surcharge.