Twenty Questions with Marblehead Assessor

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[Click here to download a copy of this article which first appeared in the Marblehead Reporter on January 31.]

The FY2019 (July 1, 2018 – June 30, 2019) tax rate has been set at $10.74, down from $11.02 in FY2018. While the median single family (SFH) assessment increased 4.5%, or $27,000, to $630,000, the median single family tax bill increased by just 1.7%, or $121, to $6,766. The commercial rate has once again been set at the same level as the residential rate.

Note that the tax rate includes the cost of debt exclusions (mainly for school construction and items like the new transfer station) voted by residents. Debt service accounts for $1.02 of the 2019 tax rate, down from $1.12 in 2018. Excluding the cost of debt service, the tax rate fell from $9.90 to $9.72.

Marblehead’s 2019 tax rate will be the second lowest of the 34 cities and towns in Essex County. The highest rate in Essex County belongs to Amesbury at $18.34; the lowest Rockport at $9.86; and the median is $14.02.

Approximately 75% of Marblehead’s revenue comes from property taxes.

Real-estate assessments for Fiscal Year 2019 were mailed at the end of last year.  Assessor Mike Tumulty answered questions about the process.

1. What is the timeframe upon which assessments are based?

    • MT. For FY2019, assessments are based upon values as of January 2018, using sales data for calendar year 2017. Sales that took place in calendar year 2018, therefore, will be the basis for the assessment for FY 2020.

2. What percentage of properties sells each year?

    • MT. In 2017 there were 204 arms-length sales of SFHs, or 3% of the stock of 6,222 houses, and 62 sales of condos, representing 6.3% percent of the stock of 985 units.
    • AO. While it is hard to get an accurate read on national statistics, it is certainly true that we stay in our houses longer than do people elsewhere. No surprise there: Marblehead is not only a great place to live, but it is also extremely well run, as demonstrated by our low tax rate.

3. Is there a minimum requirement for assessment purposes?

    • MT.The assessment process requirement is 2 % for each property class, or a minimum of 20 units. Where there are fewer than 20 sales, as in categories such as multi-families and commercial, data for 24 months is used. For FY 2019 that period is July 2016 to June 2018.

4. Can I appeal my assessment? (more…)