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Board of Assessors

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1. How is property value determined?

This is determined mainly by analyzing sales of similar properties in similar areas of the municipality. Other factors include age and condition of the real estate. 

2. Why did my assessment increase, I made no improvements?

Changes in housing market trends can impact property assessments positively or negatively. Assessments are primarily based on the estimated market value of a property.

3. What improvements increase property value?

Examples of improvements that can increase property value include: renovations to kitchens and baths, finishing basements, or adding rooms.  

4. What if my assessment changes?

Your assessment is likely to change annually due to market trends or any alterations made to the property record card during the year. It's essential to view your assessment from the perspective of "What could I sell my property for?"

5. Do my taxes increase if my assessment increases?

Not necessarily. Taxes can fluctuate depending on several factors such as housing market, overrides or fluctuation of tax rate. A raise in assessment does not automatically indicate a similar rise in taxes.

6. How can I disagree with my assessment?

See ‘How do I get an abatement.’ 

7. How do I get an abatement?

Once you see the final value which appears on the fiscal third quarter bill which comes out late December, you may contest the value by requesting an abatement. This application is available on the Assessor website https://www.bedfordma.gov/158/Assessor-Forms and must be filed during the month of January and is due February 1. You must still pay your taxes to have the application considered by the Board of Assessors. Any abatement granted will be reflected in future bills.

8. Do I have to pay my taxes while an abatement is pending?

Yes, an abatement will be denied if tax payments are not current.

9. Can my assessment decrease?

Yes.  This this has happened at times over the last couple of decades as the real estate market has had corrections. 

10. What do Assessors do?

Assess real and personal property at market value and apply factors across the municipality to make sure all properties are assessed fairly and equitably. Assessors also administer abatements for real property, business personal property and motor vehicle excise taxes. 

11. What DON’T Assessors do?

They do not conduct ‘Appraisals’ of individual properties. They do not set the amount of taxes collected (the ‘Levy’ which is determined by the amount budgeted at Town Meeting). 

12. Why do we assess property?

State law requires valuation at full and fair cash value.  To permit full operation of Cities and Town’s municipal activities, revenue needs to be collected in a fair and equitable manner from the property owners. 

13. Do assessors set the property tax rates?

This is a joint effort between the Select Board and the Board of Assessors.  The Assessors are responsible for setting full and fair cash values for the properties. The tax rate is determined by dividing the total tax levy by the total value of all property. The Select Board determines any shift of burden to the commercial class from the residential class.  The total tax levy is determined by spending as voted on in Town Meeting. 

14. What is a revaluation?

Revaluation is a process conducted by the Town in collaboration with the state to ensure that the valuation of real property is fair and equitable across the municipality. This involves examining the methods of assessment, data collection, and analysis, and granting approval if all qualifications are met. Revaluation is carried out every 5 years in Massachusetts.

15. Why is a revaluation necessary?

Revaluation serves as an oversight mechanism to ensure that all properties are fairly and equitably assessed in accordance with state law.

16. Do all assessments change at the same time?

No, assessments do not change simultaneously for all properties. Changes are based on various factors such as geographic region, neighborhood, condition, age, and grade of each dwelling. Generally, with the concept of 'Mass Appraisal,' houses are not individually assessed; rather, they are assessed within a group of similar properties. The final assessed value of a property will be indicated on the third-quarter tax bill at the end of the calendar year.

17. How is the tax rate determined?

The year’s tax rate is determined by the amount of the tax levy (overall number of tax dollars needed to balance the town budget) and the total value of all real property. The Assessor has no control over the tax levy, that is determined by the level of spending chosen and voted at Town Meeting. 

18. Can an outside authority reduce my assessment?

No, only Board of Assessor action may reduce assessment. That said, if you are applying for an abatement, an appraisal will help your case. 

19. Are there tax reductions for seniors, widows/ers, veterans or limited income households?

Yes, there are Personal Exemptions available to these people, information may be found on our web page. Applications must be submitted annually. Please see our website for more information.   

https://www.bedfordma.gov/633/Personal-Exemptions-Summary

20. My taxes went up more than 2 ½ percent, why did that happen?

Proposition 2 ½ allows the towns tax levy (total amount to be collected in taxes) to increase no more than 2 ½ percent annually. Within the population of properties, some tax burdens may increase more than 2 ½ percent while others may decrease. Market factors enable this to occur. 

21. Do Assessors need to visit my property or inspect my home?

Assessors inspect properties when there is an arms-length sale and when renovation/addition permits are pulled by the property owner or contractor. Assessors also must by law inspect all properties on a 10-year interval if not visited for the other mentioned reasons. If no one is home, we will leave a tag for you to call in to arrange an inspection. The inspections are interior and exterior, and typically take 10-15 minutes. Assessors confirm room counts and evaluate the overall condition of the fit and finishes of interior and exterior features. 

22. What is Classification?

Properties are classed according to use, such as single family, condominium or commercial. For example, single family homes are classified 101, condominiums 102. 

23. How is an assessment done at a duplex/condo/carriage house/accessory dwelling/townhouse/renting a room but living in the rest?

In general, finished living space is valued equally among various types of dwellings. Basement finished space is costed at lower rate than would be first and second floors. Finished attics are also valued lower than first or second floor space. 

● Explicit question for exemptions categories: ○ Seniors ○ Veterans ○ Charitable, fraternal, veterans’ and religious organizations ○ Financial hardship ○ Etc. 

24. Why might my assessment be incorrect?

The most common reason would be errors in the Property Record Card. Over time, depreciation may not be correctly captured for instance. 

25. Can assessed values be adjusted for long-time residents?

No, the assessments are kept current each year according to sales activity.

26. Do I have to apply for an abatement every year?

Generally any changes granted for an abatement carry through to the following years, however you may apply each year if you have evidence that your assessment is too high. 

27. Should I apply for an abatement every year?

See "Do I have to apply for an abatement every year?"

28. How can I lower my taxes through Senior Work-Off activities?

You may contact the Bedford Council on Aging for information on the Senior Work-off program. https://www.bedfordma.gov/518/Council-on-Aging

29. A house sold for a very high amount, will my assessed value increase?

A sale of a home that is significantly higher than its assessment will trigger an increase if there are other sales that are similarly exceeding their assessments. We use what is called ‘Mass Appraisal’ which means a sample of sales will affect other valuations in each neighborhood. 

30. Why might a single-family home be assessed higher than a duplex?

That depends on several factors, such as location, quality, size, and grade of construction. Market factors will make a difference, such as the desirability of a single-family home versus a duplex in each neighborhood.