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What is
the Fiscal 2008 tax rate?
The Fiscal 2008 tax rate is $5.12 per thousand dollars
of valuation.
How
do the Assessors determine value?
By law property valuation in Massachusetts is required
to be based on "full and fair cash value," which is the
amount a willing and knowledgeable buyer would pay a willing and
knowledgeable seller on the open market. The Assessors must collect,
record, and analyze a great deal of information about property and
market characteristics in order to estimate the fair market value.
The Assessors first inspect each property to record specific features
of the land and building(s) that contribute to its value. Size;
type and quality of construction; number of dwelling units, baths,
fireplaces; type of heating system. In addition, the neighborhood
in which a property is located and the extent (if any) of its view
of the water have a major impact on value. These and other features
are listed on individual property record cards that are available
in the Assessors' Office.
Determining "full and fair cash value" of a property
involves discovering what similar properties are selling for and
what the property would cost today to replace. Valuation techniques
for commercial properties also include analysis from an investment
point of view and how interest rates may be affecting the real estate
market.
The Assessors do not create value. Rather, they have the legal
responsibility to discover and reflect the changes that are occurring
in the marketplace.
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Why
do assessments go up when nothing has been done to the property?
Because assessments must be set at fair market value,
rising real estate values in the town will generally be reflected
in higher assessments. However, all properties do not change in
value to the same degree. Properties that are on the waterfront
or that have a view of the water have in recent years appreciated
more rapidly than properties that do not have a water influence.
How
often do assessments change?
To ensure compliance with the requirement that municipalities
assess property at "full and fair cash value," the Massachusetts
Department of Revenue requires every city and town to undergo a
full recertification every three years. Fiscal 2006 was a recertification
year for Provincetown as were Fiscal 2003 and 2000. In the past,
during the two interim years between triennial recertifications,
the Board of Assessors had the option of doing nothing--as it did
in the early 1990's when property values were fairly stable--or
of making interim-year adjustments in attempt to keep assessments
at fair market value.. Because the real estate market has been extraordinarily
strong in recent years, the Assessors have opted to make interim-year
adjustments since Fiscal 1998. Beginning with Fiscal Year 2004,
the State Department of Revenue has mandated that communities MUST
make interim-year adjustments.
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Why
is the former owner's name still on my tax bill?
This is often confusing to new owners. Chapter 59, Section
11, of the Massachusetts General Laws states: "Taxes on real
estate shall be assessed ... to the person who is the owner on January
first ... ."
The tax bill will carry the January 1 owner's name throughout the
entire subsequent fiscal year. Once the fiscal year has run its
cycle, the former owner's name will be replaced by the new owner's
name.
How
do I change the mailing address on my tax bill(s)?
To change the mailing address for your real estate,
personal property, or boat, complete the address change form available
on this web site and mail or fax it to the Assessors' Office. You
may download Change of Address Form by clicking on =>
Change of Address
To change your mailing addreess for your motor vehicle excise,
you must contact the Registry of Motor Vehicles at 1-800-858-3926.
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Why
doesn't my tax bill show a value for my property?
Preliminary tax bills have neither a value nor a tax
rate. Both the value and the tax rate will appear on the actual
tax bill, which will be mailed October 1.
Voters at the April 2005 Special Town Meeting accepted the provisions
of MGL Chapter 59,§57C, which allows the Town to send out property
tax bills on a semi-annual, basis. Under the semi-annual system,
property taxpayers will be sent a preliminary tax bill each year
on October 1 and the actual tax bill will be sent in April. The
preliminary tax will be payable due in November. The preliminary
tax amount for the new fiscal year will typically be one-half of
the adjusted net tax owed on the property for the prior fiscal year.
Thus the installment due in November would typically be about one-half
of the prior year's total tax bill.
Exceptions to this rule are for those properties where there has
been a change in the property's condition that will result in a
significant increase or decrease in valuation and taxes assessed
in the new fiscal year. Examples of significant changes are new
construction, land subdivisions, and condominium conversions.
Under the semi-annual payment system, interest on late tax payments
will be charged for the number of days that the payment is actually
delinquent. For example, if a payment due on November 1 is not made
timely, interest will be charged from that date until the date the
payment is made.
A taxpayer's right to seek an abatement or exemption is as follows:
Once actual tax bills are mailed out in April, taxpayers wishing
to contest their assessments must file an abatement application
within 30 days of the date those bills were mailed. Applications
for personal exemptions must be filed within three months of the
date the actual tax bills were mailed.
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There
has been a change in ownership. How do I correct the names on my
tax bill(s)?
In order to change a name or trustee's name on a real
estate tax bill, the Assessors' Office must receive a copy of a
recorded deed or newly recorded trustee document filed at the Barnstable
County Registry of Deeds or Land Court.
In order to remove a decedent's name from a real estate tax bill,
in cases where property is held as "tenants by the entirety"
or "joint tenants," the Assessors' Office requires a recorded
copy of a death certificate. In the case of property held as "tenants
in common," the Assessors' Office requires an Inheritance Tax
Release of Lien. The process of probating a will often takes several
years. The Assessors' Office will make the change once the probate
has been finalized. If you feel that a probate has been completed
and the Assessors' Office has not changed the title, please contact
the Assessors' Office.
In the event your name has changed, please provide the Assessors'
Office with the appropriately recorded document(s) from the Registry
of Deeds or Land Court.
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What
is personal property tax?
Massachusetts assesses a tax on tangible personal property. The
contents of your domicile (or principal residence) are exempt from
personal property tax. While you may own more than one home, you
can only be domiciled in one place. Usually, this is where you vote.
If your domicile contains more than one dwelling unit, you will
still be liable for any personal property you own in the rental
units. Basically, personal property is anything that can be removed
without destroying the structure. A stove is personal property;
a built-in cooktop is not. Further examples of personal property
include: furniture, bedding, artwork, kitchen utensils, stereo equipment,
recreation equipment.
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I sold my
property last year. Why am I still getting a personal property tax
bill?
Personal property tax is assessed to the owner of the
property on January 1 preceding the beginning of the fiscal year.
Even if you sell your property on January 2, you will receive a
personal property bill for the entire fiscal year. As a general
rule, mortgage companies do not automatically pay personal property
tax.
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As a
resident of Provincetown do I qualify for any tax relief?
As a resident of Provincetown, you may qualify for a
tax exemption. An exemption releases an individual from the requirement
to pay all or a portion of his/her property tax obligations. Exemptions
may be available to those individuals that meet the various requirements
in the following categories:
Surviving Spouse, Minor Child, or Elderly
Person.
If you are a surviving spouse or minor child who owns and occupies
the property as your domicile, or if you are at least 70 years
old and have owned and occupied your property as your domicile
for at least five years and have assets, excluding the value of
your domicile, of less than $40,000, you may qualify for an exemption
of $241.42.
Elderly Person.
If you are over 65, have assets (excluding the value of your
domicile) below $40,000, if single, or $55,000, if married; have
been continuously domiciled in Massachusetts for at least the
10 preceding years; and have gross receipts of less than $20,000,
if single, or $30,000, if married, you may qualify for an exemption
of $1000.
Blind Person.
If you are declared legally blind with the MA Commission for
the Blind as of July 1, you may qualify for a blind exemption
of $500.
Disabled Veteran/Surviving Spouse.
If you are a disabled veteran, you may qualify for an exemption
of $400.
Surviving Spouse/Minor Child(ren) of Police
or Firefighter Killed in the Line of Duty.
This provides a full exemption of taxes assessed. Please contact
the Assessors' Office for further details.
Senior Volunteer Work Credit.
You must be at least 60 years old and own property in Provincetown.
It is not required that you be domiciled in Provincetown. You
must provide volunteer services to the Town and will be credited
for said services at a rate consistent with the State's minimum
wage. As of August, 2004, the minimum wage was $7.50/hour, which
equates to 100 hours of service. All hours must be completed in
the same calendar year. The exemption amount is $750. No partial
credit is given. Contact the Council on Aging, 26 Alden Street,
487-7083, for further details. Please Note: For FY09 (CY08)
Minimum Wage is $8.00 @ 94 hours of service.
CPA Exemption.
Moderate Income Seniors: If you are a Provincetown
homeowner age 60 or older, you may be eligible for an exemption
from your Community Preservation Act property tax surcharge if
you meet certain basic criteria and do not exceed specific income
limits..
Low Income Households: Homeowners under the
age of 60 may also qualify for a CPA exemption if your annual
gross household income does not exceed specific limits.
Income limits for both Moderate Income Seniors & Low Income
Households are published each year by the Assessor's Office, available
after the Final/Actual Tax bills are mailed.
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In all cases, you must establish residency and property ownership
to be considered for a tax exemption. You must also reapply for
the exemption each year
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I am a
senior citizen who does not qualify for the elderly exemption. Do
I qualify for any other assistance?
Massachusetts allows you to defer your taxes if you
are 65 years old and meet certain ownership, residency, and income/asset
qualificiations. Contact the Assessors' Office for more information.
Tax Deferral - Elderly
Amount: Any or all of the taxes assessed may be
deferred (not exempted) with interest (8%) until the property is
sold or transferred, or until the demise of the owner, at which
point the taxes are repaid. The cumulative total of taxes deferred
cannot exceed fifty percent of the applicant's share of the assessed
value of the property, and a lien is recorded by the Town.
Eligibility: As of July 1 of the tax year, an
individual must be 65 years old, must have owned and occupied any
property for at least five years, and must have been continuosly
domiciled in Massachusetts for at least the ten preceeding years.
Income: The gross receipts cannot exceed $40,000.
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I no longer
own this motor vehicle or have moved out of state. Do I still have
to pay this bill?
You may be entitled to receive a motor vehicle abatement
on your auto excise. See below for your situation.
You may download Motor Vehicle Abatement Form by clicking on =>.
Motor Vehicle Abatement
Form
Contact the Assessors for further details.
Vehicle Sold or Traded
You Must Provide: Bill of sale AND
plate return receipt from Registry of Motor Vehicle (RMV) or new
registration form if plate transferred to another vehicle.
Vehicle Stolen or Total Loss
You Must Provide: Police report or insurance settlement
AND plate return receipt, C-19 FORM (Affidavit
of Lost or Stolen Plate from RMV) or new registration form.
Vehicle Repossessed
You Must Provide: Notice from lienholder AND
plate return receipt, C-19 Form or new registration form.
Vehicle Junked
You Must Provide: Receipt from junk yard AND
plate return receipt, C-19 Form or new registration form.
Vehicle Returned (Lemon Law)
You Must Provide: Letter from dealer certifying return AND
plate return receipt or new registration form.
Moved Out of State
You Must Provide: Date of move AND Registration
from new state or country.
Exemptions
Charitable Organizations; POW's (Prisoner of War); Disabled Veterens(Degrees
of disability required); Disabled Persons (Degrees of disability
required); Non-Domiciliary Servicepersons.
You Must Provide: Revelent documentation establishing
qualifications.
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I sold
my boat. What should I do about my boat excise bill?
When you sell your boat, you may be entitled to receive
an abatement. In order to apply for a boat excise tax abatement,
the Assessors will need proof that you disposed of the boat.
If you traded or sold your boat, please provide the Assessors with
a copy of the dealer's invoice showing the trade-in, or if a private
sale, a copy of the bill of sale.
If you registered your boat in another state, please provide the
Assessors with a copy of the out-of-state registration. The Assessors
recommend that the boat owner cancel his Massachusetts registration
with the Division of Environmental Police.
You may download Boat Abatement Form by clicking on =>
Boat Abatement Form
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| Page last updated:
June 12, 2008 9:52 AM
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