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Assessors

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1. What does my assessment represent?

The assessment is an estimate of market value. The definition of market value is the price a willing buyer would pay a willing seller in an open, competitive market, without any undue influences. The assessment represents the estimate of market value as of January 1, 2007 for Fiscal Year 2008. This estimate of market value is determined by examining sales of properties from calendar year 2006 sales.

Although the majority of properties are not for sale, Massachusetts General Laws require an assessment, or an estimate of market value, on every property. Sales of similar or comparable properties within a neighborhood are the best indicator of market value.

2. My assessment increased more than 2.5%. Doesn’t Proposition 2½ limit the amount my assessment can increase?

Proposition 2½ limits the amount of taxes a community can raise from property tax. The assessment is an estimate of market value. Since real estate market changes are based upon the buyers’ and sellers’ needs, there is no limit to the amount an assessment can increase or decrease.

Assessment changes are always based on the real estate market. For example, if a property sells for $500,000 in calendar year 2006, there is no limit or minimum price it would sell for in calendar year 2007 or beyond. It could sell for $600,000, $700,000, $1,000,000, or $400,000. The sale price would be based on the real estate market at that time. Assessments do not predict market value, they reflect (or report) market value.

3. What do the assessors look at when determining an assessment?

Assessors look at a property the same way a potential buyer looks at a property, and consider the same factors that a potential buyer considers. Examples of important factors are the following: location, interior condition, house size, kitchen quality, and bath quality.

Assessors examine many qualities and conditions and then look for comparable properties that have sold in the neighborhood. Since no two houses are identical, adjustments are made for differing characteristics to determine the assessment. Thus the assessment is an estimate of market value.

4. Why do the assessors want to see the interior and exterior of my property?

Just as a potential buyer wants to see the interior and exterior of the property before determining a purchase price, the assessors want to see the interior and exterior of the property to make an accurate determination about the market value of the property. The interior information of a property is essential in determining the estimate of market value. Without the actual information, estimates of the interior information have to be made.

5. I am elderly and cannot afford this tax bill. Can’t the assessors lower this assessment because I am elderly?

The assessment is an estimate of market value. The selling price of a property is not related to the age of the owner. The assessment cannot be lowered or raised based on the age of the owner. The assessments are a reflection of the real estate market. Elderly owners do not sell their properties for any lower or higher prices than the market will allow. If property owners throughout the town sell their homes for less, the assessments will decrease. If property owners sell their homes for more, the assessments will increase.

6. I am a young person who grew up in Framingham and cannot afford this tax bill. Why can’t the assessors lower this assessment because I cannot afford to live in Framingham?

The assessment is an estimate of market value. The selling price of a property is not related to the age of the owner. The assessment cannot be lowered or raised based on the age of the owner. The assessments are a reflection of the real estate market. Young owners do not sell their properties for any lower or higher prices than the market will allow. If property owners throughout the city sell their homes for less, the assessments will decrease. If property owners sell their homes for more, the assessments will increase.