Easton properties to undergo revaluation

    EASTON, Maine — Property owners will likely see a change in their tax bill, following revaluation mandated by the state.
“There’s been no revaluation done in 22 years. The last one was done in 1992. There’ve been no adjustments and nothing’s happened. Currently Easton’s residential properties are valued at 54 percent of market value,” said Town Manager Jim Gardner.
Gardner said state officials have requested the town update their valuation or face stiff penalties.
“Newer properties aren’t paying their share of taxes. The state of Maine came in and said ‘no more, we’re done.’ They’re taking away revenues based on our obtaining a certified revaluation,” he said.
Gardner said unless the community undergoes the revaluation, and soon, Easton residents will lose things like the Homestead exemption and veteran’s exemption.
“The state said if we don’t do a revaluation, then everybody has to be brought to the certified ratio. Our mil rate would jump from 17.4 to 27.7, because our funding has to come from somewhere. The town won’t go that route, however,” he said.
Gardner gave an example of current home values in Easton compared to other communities.
“A $130,000 home in a community that values property at 100 percent would be valued currently in Easton at $62,000,” he said. “The revaluation to bring everything up to 100 percent in town includes everything: land, buildings, personal property.”
In coming weeks, Gardner said Garnett Robinson, president of Maine Assessment and Appraisal Services of Dixmont, would be going to every property in town, except industries.
“Places like McCain and Huber are already at full valuation. We’ve kept up with them on personal property. Everyone else, including businesses, will be revaluated,” he said.
Gardner said the $90,000 cost for the revaluation will be covered through a “CD we put away several years ago.”
“To start the revaluation process, Garnett will first do a sales study of all homes and land just sold. He’ll find the assessed value to determine 100 percent of valuation,” said Gardner. “Once our revaluation is completed, we’ll do it quarterly — do a quarter of the town and make adjustments each year.”
He said it’s in a property owner’s best interest to let Robinson in, when he comes knocking at their door.
“You may have re-sided your house and all looks great from the outside, but you may still have that leak in the roof or in the basement that keeps your home from being worth more. Garnett won’t know that without talking to the owner.”
Gardner said while property owners may see an increase on their tax bill, the mil rate will likely go down as a result of the new assessments.
“Going from 54 percent to 100 percent will level everything,” he said.
To help determine market value, Gardner said town officials “surveyed every community around us.”
“By the time we’re done the revaluation and all the numbers are put in, it will be cheaper to own a house in Easton than anywhere else,” said Gardner.
According to Gardner, mil rates vary in neighboring communities: Westfield is 19.78, Fort Fairfield is 23.75, Presque Isle is 25.42, Washburn is 27.5 and Mars Hill is 27.75.
“We could see a projected mil rate for Easton of 15.0 to 15.2, or thereabout,” said Gardner. “We’ll be like Mapleton, but with french fries and pressed board. The mills will likely see their taxes go down.”
Gardner said the revaluation will have no effect on school funding, since the state has continued to cut school funding for the past several years.
“We’re the lowest school funding recipient in Maine — number 236. We receive $5,240 a month for the school. The school budget is $3.6 million; the town allocates $3.1 million for it. This also won’t affect Maine Revenue Sharing; we get roughly $29,000 a year,” he said.
“Once the revaluation is completed, we’ll not only keep Homestead exemptions but it’ll go up to the full $10,000 — provided the governor’s proposed budget plans to eliminate the Homestead exemption doesn’t go through. Vet exemptions will also likely go up,” said Gardner, noting the revaluation also plays with tree growth and farmland.
“There’s a program to get farmland in that we’ll be bringing to the farmers,” he said.
Gardner stressed the importance of  “jumping on the information highway.”
“The more information we feed the public, the more they’ll understand. If we don’t, we’re not doing the best by our citizens,” said Gardner. “The outcome, without doing the revaluation, would be devastating.”
For more information, call the Town Office at 488-6652.