Frequently Asked Questions:
Do the Assessors determine the legal use of my real estate and its conformance with zoning regulations?
No. The Assessors do not determine legal use or zoning compliance. The Building Commissioner is the authority responsible for determining whether a property conforms to the Town of Marblehead Zoning By-Laws.
How do the Assessors determine the value of motor vehicles or boats?
The Assessors do not set the value of motor vehicles or boats for excise tax purposes.
- Motor Vehicles: Values are determined by the Massachusetts Registry of Motor Vehicles (RMV) using the manufacturer’s list price when new, in accordance with M.G.L. c. 60A, §1.
- Boats: Values are determined under guidelines issued by the Department of Revenue in accordance with M.G.L. c. 59, §2 & §8.
Do the Assessors collect my tax payments?
No. The Assessors do not collect taxes. The Treasurer/Collector’s Office is responsible for the billing and collection of all taxes, interest, and fees due to the Town.
What are real estate taxes?
“Real Estate” refers to land and all permanent improvements affixed to it. Real estate taxes are an ad valorem tax (based on value). The proceeds are used to fund Town operations. In Marblehead, approximately 76% of the Town’s annual budget (including schools) is funded through real estate taxes.
How do I dispute my real estate tax bill if I believe my property is overvalued?
If you believe your assessment is incorrect, you may file an Application for Abatement with the Assessor’s Office in accordance with M.G.L. c. 59, §59. Applications must be submitted by the statutory deadline indicated on the tax bill.
What is Proposition 2½?
“Proposition 2½” is the common name for a statewide property tax limitation law enacted by Massachusetts voters in 1980 (M.G.L. c. 59, §21C).
- It limits the total annual property tax levy that a city or town may raise.
- It also limits the annual increase in the levy to no more than 2.5%, plus new growth and voter-approved overrides.
Here are a video and summary of What is Proposition 2½ from the Massachusetts Department of Revenue / Division of Local Services: Video
Why was someone from the Assessor’s Office taking pictures of my house?
The Assessors maintain a photographic database of every property to ensure the accuracy of assessment records.
What does my assessment represent?
Your assessment is an estimate of the fair market value of your property as of January 1, for the following fiscal year (M.G.L. c. 59, §38).
- Market value is defined as the price a willing buyer would pay a willing seller in an open, competitive market, without undue influence (excluding foreclosures, estate sales, or family transfers).
- Example: The assessment date of January 1, 2024, is used for Fiscal Year 2025 (July 1, 2024 – June 30, 2025).
- Sales from calendar year 2023 are analyzed to determine Fiscal Year 2025 assessments.
Why did my assessed value increase even though I made no changes to my property?
Assessments reflect market conditions as of the January 1 assessment date. Even if you did not make improvements, assessments may increase (or decrease) if comparable properties in your neighborhood are selling for higher (or lower) prices.
Assessors do not “predict” future values; rather, they report the market as of the required valuation date.
What happens if I did not receive my tax bill?
Under M.G.L. c. 60, §3, failure to receive a bill does not affect the validity of the tax or any interest or penalties for late payment.
- Taxpayers remain responsible for obtaining and paying their bills on time.
- If your taxes are escrowed by a mortgage company, confirm that they have received billing information. Most banks subscribe to tax services, but if you refinance or changed lenders, you may need to notify your lender directly.