Property revaluation now underway in Falls Village


FALLS VILLAGE — An effort to place new values on all properties in Falls Village began last week.

Assisted by a Massachusetts consultant, the assessor’s office began the task of visiting properties June 11 in an effort to determine the value of all taxable personal property within the town’s borders, including real estate.

The revaluation is now mandated by the state Office of Policy and Management every five years. Before 2000, revaluations were required every 10 years.

The purpose of a revaluation is not to raise taxes, assessor Hazel McGuire said in an interview this week. Rather, her job is to put a fair market value on property.

"We want to make sure this is done right," McGuire said. "So we hired a firm very well known in Connecticut."

With the blessing of Board of Selectmen and (indirectly) town residents who approved the 2007-08 budget, McGuire hired Vision Appraisal Technology of Northboro, Mass., a consulting firm that provides assessing services and software to hundreds of communities throughout the Northeast. The firm was hired after a competitive bidding process. The fee will be $79,500.Interior and exterior inspections

Specialists from the company have already begun knocking on doors and touring residential and commercial properties, inside and out. Their goal is to physically inspect and measure each building’s interior and exterior. Building characteristics such as location, size, age, quality of construction, improvements, topography, utilities and applicable zoning restrictions are noted.

Some town residents have grumbled about having a stranger come into their homes to poke around, but assessors must take note not only of a home’s exterior and the land on which it sits; they must also examine the inside for any improvements, said McGuire.

"I wish there was a better way," added McGuire. "But they have to visually look at each room."

The data collectors or "listers" carry photo identification and a description of their cars. Their license plate numbers are on file with the state police and the assessor’s office. Just to be on the safe side, McGuire suggests that homeowners request identification before granting anyone permission to enter their home.

The entire process takes approximately 15 minutes. Listers generally work between 8 a.m. and 7 p.m., Monday through Friday, with some additional weekend hours. Two separate attempts are typically made to enter a property; if no one is home on those occasions, a letter will be sent to property owners asking them to call and schedule an appointment at their convenience.Grand list determines taxes

Connecticut law requires all real estate, motor vehicles and certain types of personal property to be assessed at 70 percent of fair market value, or at what they would typically be appraised at using established state criteria. Municipalities that fail to comply with the law are penalized by losing 10 percent of their state grants.

Currently the town’s grand list (or the sum total of all taxable real and personal property) is $122,692,420. McGuire would not venture a guess as to how much it will rise after the reval, but said the percentage increase will be far lower than in Salisbury, where a 2005 revaluation increased the real estate portion of the grand list by 84 percent in just five years.

The net taxable grand list in Salisbury is $1,159,244,255. Salisbury has a population of about 4,300; Falls Village has a population of about 1,140.

According to McGuire, homeowners who haven’t made many improvements since the last revaluation five years ago should not notice a big difference in their new assessment.

Falls Village’s tax base is small. There are few businesses in town to keep taxes down for homeowners. And about 50 percent of its real estate is exempt from local property taxes: State-owned lands and those owned by The Nature Conservancy are exempt. Farms and forested areas owned by utilities such as Northeast Utilities are partially exempt, McGuire explained.Information available to public

Another aspect of using Vision Appraisal Technology is that the company is providing software to help the town better keep track of its assessments. Eventually, assessor’s cards with pertinent information about all properties within the town’s borders will be available online.

McGuire said the company should be finished assigning assessed values to businesses and residences by September, with the new values to go into effect Oct. 1.

Property owners who feel they are overassessed can arrange for a hearing with the assessor’s office and representatives from Vision Appraisal Technology. If that proves unsatisfactory, they can go before the Board of Assessment Appeals in March. If the matter is still unresolved, the last option is a lawsuit against the town.

McGuire said she is happy to answer any questions property owners have about the revaluation. She can be reached at Town Hall at 860-824-0707, ext. 14.

Latest News

Walking among the ‘Herd’

Michel Negroponte

Betti Franceschi

"Herd,” a film by Michel Negroponte, will be screening at The Norfolk Library on Saturday April 13 at 5:30 p.m. This mesmerizing documentary investigates the relationship between humans and other sentient beings by following a herd of shaggy Belted Galloway cattle through a little more than a year of their lives.

Negroponte and his wife have had a second home just outside of Livingston Manor, in the southwest corner of the Catskills, for many years. Like many during the pandemic, they moved up north for what they thought would be a few weeks, and now seldom return to their city dwelling. Adjacent to their property is a privately owned farm and when a herd of Belted Galloways arrived, Negroponte realized the subject of his new film.

Keep ReadingShow less
Fresh perspectives in Norfolk Library film series

Diego Ongaro

Photo submitted

Parisian filmmaker Diego Ongaro, who has been living in Norfolk for the past 20 years, has composed a collection of films for viewing based on his unique taste.

The series, titled “Visions of Europe,” began over the winter at the Norfolk Library with a focus on under-the-radar contemporary films with unique voices, highlighting the creative richness and vitality of the European film landscape.

Keep ReadingShow less
New ground to cover and plenty of groundcover

Young native pachysandra from Lindera Nursery shows a variety of color and delicate flowers.

Dee Salomon

It is still too early to sow seeds outside, except for peas, both the edible and floral kind. I have transplanted a few shrubs and a dogwood tree that was root pruned in the fall. I have also moved a few hellebores that seeded in the near woods back into their garden beds near the house; they seem not to mind the few frosty mornings we have recently had. In years past I would have been cleaning up the plant beds but I now know better and will wait at least six weeks more. I have instead found the most perfect time-consuming activity for early spring: teasing out Vinca minor, also known as periwinkle and myrtle, from the ground in places it was never meant to be.

Planting the stuff in the first place is my biggest ever garden regret. It was recommended to me as a groundcover that would hold together a hillside, bare after a removal of invasive plants save for a dozen or so trees. And here we are, twelve years later; there is vinca everywhere. It blankets the hillside and has crept over the top into the woods. It has made its way left and right. I am convinced that vinca is the plastic of the plant world. The stuff won’t die. (The name Vinca comes from the Latin ‘vincire’ which means ‘to bind or fetter.’) Last year I pulled a bunch and left it strewn on the roof of the root cellar for 6 months and the leaves were still green.

Keep ReadingShow less
Matza Lasagne by 'The Cook and the Rabbi'

Culinary craftsmanship intersects with spiritual insights in the wonderfully collaborative book, “The Cook and the Rabbi.” On April 14 at Oblong Books in Rhinebeck (6422 Montgomery Street), the cook, Susan Simon, and the rabbi, Zoe B. Zak, will lead a conversation about food, tradition, holidays, resilience and what to cook this Passover.

Passover, marked by the traditional seder meal, holds profound significance within Jewish culture and for many carries extra meaning this year at a time of great conflict. The word seder, meaning “order” in Hebrew, unfolds in a 15-step progression intertwining prayers, blessings, stories, and songs that narrate the ancient saga of the liberation of the Israelites from slavery. It’s a narrative that has endured for over two millennia, evolving with time yet retaining its essence, a theme echoed beautifully in “The Cook and the Rabbi.”

Keep ReadingShow less