Sept. 2006

Notes from the Old Noank Jail by Ed Johnson

Property Tax

As most Groton Town residents are aware, the dreaded Property Tax Revaluation process has begun once again, after a one year postponement by the Town Council. There had been hope by many citizens that some relief or readjustment of the tax process by the state of Connecticut would take effect this past year in the legislature, but alas, this did not happen, even in the eleventh hour. Somebody else’s agenda somehow got the attention, but at least the delay gave many citizens some breathing room.

Although there has been a softening in the residential real estate market nationally, the Northeast has not been as affected, with the exception that some properties are now taking much longer to actually sell. Locally, our homes will most likely be appraised at the same or perhaps a higher level compared with the 2005 figures, so everyone should pay close attention to this activity for the next few months. In addition, the recent “shutters” insurance issue, which received considerable attention, has not yet been mentioned as an active factor with any appraisals.

On a positive note, as a result of last year’s appeal process and the attention focussed on some disparities in comparative value, the tax assessor’s office recently indicated that the delay of one year was helpful in allowing them time to revise market value appraisals. There may also still be some shoreline areas involving comparative value which require more scrutiny.

An informal citizen’s study committee has been meeting periodically to review possible areas of disparity, primarily focusing on commercial versus residential properties. In my case, I sampled the Groton area, including our own home, and used a property list based on the 2005 Revaluation figures. We had been told that our house itself was not that valuable, but that the actual land itself was worth more than the house, as confirmed by the 2001 information on the Groton Town website. I therefore utilized only the land property value figures from the 2005 list, discounting the buildings.

I ended up with twelve sample residential land values located in close proximity with eight commercial land values, computed to a comparative value of one acre. All of these indicated a lower assessed value for the commercial land versus the residential samples and some of the differences were dramatic. We reported our findings to the Town.

The Assessor’s office has explained that commercial and residential valuations are not done in the same manner and that there are multiple methods for evaluating commercial properties owing to the more complicating factors affecting a business. In addition, valuation of the buildings themselves could offset the lower valuations of the land itself, thus creating a balance. Nevertheless, with the current trend in shifting tax burdens from commercial to residential, it behooves everyone to pay close attention to the issue and utilize the Town website in order to research comparative property valuations in our own immediate areas. In this manner, citizens have more facts on hand if choosing to appeal the initial 2006 valuation made by the appraisers.

Here are some additional “active survival” suggestions for those of you inclined to be “creative.”

a) In previous years, knowing that the appraisers would be coming around, we got into the habit of hanging laundry inside the house, spread around liberally, and even hung some in the front yard. This way, we created that “lived in” look. Coming to the door in a nighty was a nice touch when my wife did it, although when I tried, the appraisers quickly left for another appointment.

b) Old cars, preferably rusty with the hood up and at least one wheel off, can do wonders to create that “low key” neighborhood appearance. If asked, state that the cars are “works in progress.” A slight gasoline smell adds a realistic touch and an open bait barrel nearby will speed up the survey process considerably.

c) Don’t paint your house at all, especially the exterior; Just let it crack and fade. Meanwhile, form a local neighborhood association dedicated to creating an “ethereal” ambiance for all the nearby houses.

d) Don’t forget to have at least two broken window panes in prominent areas, covered with multicolor duct tape, for that “temporary maintenance” look. And don’t touch any spider webs…they’re perfect just the way they are.

e) A backyard filled with dirty old boat hulls, rusty engines and uncut grass will be a finishing touch, but don’t forget to let the appraisers see that half inch of flood water in the basement left over from the last rainstorm.

Anyway, you get the idea. Good luck….