ASSESSORS FISCAL YEAR 2023 PRELIMINARY ASSESSMENT HEARING NOTICE
The Town of Nahant Assessors’ Office has received preliminary certification for Fiscal Year 2023 real and personal property assessments from the Massachusetts Department of Revenue. In accordance with Massachusetts General Laws chapter 40 Section 56, the Fiscal Year 2023 proposed assessed values on all properties in Town have been adjusted to reflect the full and fair market value as of January 1, 2022.
The five-year certification review is conducted by Bureau of Local Assessment (BLA) staff at the Department of Revenue to ensure the proposed values were derived utilizing a methodology based on generally accepted mass appraisal practices, are supported with current market evidence and are uniformly and equitably applied to all property. This mass appraisal system is comprised of the following: data management, valuation, performance analysis, administration and appeals.
Our revaluation program is based on a mass appraisal process utilizing the components of an acceptable mass appraisal system approved by the BLA.
This process took longer to complete than previous certification/revaluation years due to the change from a 3 year audit to a 5 year audit. The Town was last certified in FY2018 and this is our first 5 year certification/audit cycle.
The updated assessments may have increased or decreased and they reflect changes to neighborhoods and to individual properties based on field review, statistical analysis of sale property data, and the mandated certification process. Our revaluation resulted in an increase of about 11% for the residential class properties; single family, two family, three family, condos and 4+family units.
As part of the public disclosure period, the proposed Fiscal Year 2023 valuations will be available in report form at the Town Library and Town Hall. In addition, computer access will be available on the Town website (Nahant.org) under Real Property in the Town Assessor/Department tab. You may call the office (781-581-0212) to schedule an appointment to discuss your new assessment for a date beginning July 12 through July 26, 2022 between 8:30 am to 3:00 pm.
Click below to access the real property assessments:
The mission of the Assessing Department is to accurately determine the value of all Real and Personal Property located within the Town of Nahant for the purpose of taxation.
Assessors are statutorily obligated to assess all real property at its full and fair cash values as of January 1st of each year. Full and fair cash value is defined as 100% of the property’s fair market value. It is the price an owner willing but not under compulsion to sell ought to receive from one willing to but not under compulsion to buy. Full and fair cash value is the applied constitutional and statutory standard that protects the property owner’s right to pay only his fair share of the tax burden.
The department is also responsible for the administration of all property tax record cards. It maintains accurate parcel ownership data based upon recorded property transactions at the Registry of Deeds, Southern District and all map data pertinent to accurate parcel identification.
The Assessing Department is also responsible for motor vehicle excise and boat excise. Motor vehicle excise data is forwarded to the Assessors office from the Registry of Motor Vehicles 5 -6 times a year, which generates the excise bills. The bills correspond to the information of every registered vehicle in Nahant. Adjustments to the excise tax are performed at the Assessors office when an exemption or abatement is warranted.
Board of Assessors
The Board of Assessors is a three member elected board, each member being elected on alternate years for a three-year term. The Board meets regularly; usually on Thursday evenings after 7:00 P.M. The Town Clerk is responsible for posting their Meeting Notices. Meetings are open to the public and are held in their office at the Town Hall.
The Board of Assessors is required by Massachusetts Law to list and value all real and personal property on an annual basis. Valuation is subject to ad valorem taxation. Therefore, assessed values in Massachusetts are based on a full and fair cash value, or 100% of the fair market value, as of January 1st every year. The Assessing office consists of one full-time employee: the Assistant Assessor.
On a triennial basis the Department of Revenue (DOR) audits the Assessors assessment records and valuation techniques; to ultimately certify the Assessors real and personal property assessments. In the years between certification, assessors must also adjust values based on market sales. This is done so that the taxpayer pays his or her fair share of the cost of local government in proportion to the amount of money the property is worth on a yearly basis. The Nahant Assessors Office is responsible for appraising and assessing approximately 1470 real estate parcels, and less than 100 personal property accounts as well as annual motor vehicle and vessel excise accounts.
- COVID-19 RMV Update – April 16, 2020 – Additional RMV Extensions Announced