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Abatement applications are accepted from January 1st until February 1st
Manchester uses a market adjusted cost approach. In some instances, the assessors may use estimated replacement costs, adjusted for depreciation and condition, to determine the value of the building and other items on the property. Commercial properties are assessed based on the income approach and market adjusted cost approach.
About two dozen factors are used in the computer model.
Currently, the factors include:
Style of home, neighborhood, square footage of the residence, size of lot, construction grade, condition of the residence, age of the building, number of bedrooms and total rooms, full and half baths, rec room, enclosed and open porches, the number of living units, garages, attic, basement, story height, view, exterior siding, central air conditioning, fireplaces, heating, construction costs, land value. The factors were selected as they were found to have the greatest influence on market value.
Information about Manchester’s approximately 2,600 parcels is available on the Town website www.manchester.ma.us or at the Assessor's Office on the computer at the counter.
No, however, it is in your best interest to do so. The Board appreciates the cooperation given by the majority of residents who permit an interior inspection of their residences. Inspections take only a few minutes and can be scheduled to accommodate the homeowner. The assessors must make a reasonable assessment of your property, including the interior, in order to arrive at fair market value. They will most likely estimate highest value and best use if they cannot enter the residence. Interior inspections improve the quality of the valuation process and diminish errors. This saves expense for the taxpayer and the town because fewer assessments are challenged.
The actual tax bill can’t be provided until the state Cherry Sheets are published; the state has approved the town assessments; and the tax rate is established for the town. The latter can’t be done until after Town Meeting. Typically it is 6 months after the beginning of the fiscal year before the actual tax bill is available. Estimated bills are usually mailed to taxpayers in June for the first quarterly payment due August 1st. The second quarterly statement is mailed in September and due November 1st. The actual tax bill is mailed in late December and represents the third quarter payment due February 1st. The fourth and final quarter usually follows in March and is due May 1st.
2021 Collection Schedule
Waste Management would like to hear from you; please call them directly at 800-972-4545.
Black Earth would like to hear from you; please call them directly at 978-290-4610.
The Manchester compost site is open from Spring through late Fall. Opening and closing dates are subject to weather conditions. Hours are Thursday, Saturday and Sunday 9 a.m. - 3 p.m.
Transfer Station is open Wednesdays from 7:30 a.m. - 3 p.m. and Saturdays 10 a.m. - 3 p.m. Closed on holidays.
Pre-scheduled pick-up required: call Waste Management on 1-800-972-4545. Multiple items per household per week allowed. Items must be placed curbside by 7am on your trash day. Only pre-scheduled/pre-paid items will be collected.
Prepaid sticker required to drop off at the Transfer Station. Contact the Town Clerk's office to purchase a sticker at 978-526-2040.
Pre-paid sticker is required to drop off at the Transfer Station. Please contact the Town Clerk's office to purchase a sticker at 978-526-2040.
Bring fluorescent bulbs to the transfer station.
Rechargeable and button batteries can be dropped at the COA office or the DPW office, at Town Hall - Monday - Thursday from 8:30am to 4:00pm or can be taken to the transfer station (please see attendant to dispose of correctly)
A small amount of construction waste may be placed curbside if entirely contained within one orange trash bag. No construction waste may be dropped at the transfer station, even in an orange bag.
Tires are not accepted at the transfer station and must be disposed of privately. View the MassDEP Waste Bans flyer for suggestions. Auto batteries can be taken to the Transfer Station with a pre-purchased $10 sticker, available from the Town Clerk at Town Hall. Please see attendant at Transfer Station for specific location details.
The Board of Health runs hazardous waste disposal days; please visit the Board of Health webpage for more information: Click Here
Manchester Cemetery Information
Please call Sue Taylor, the Water & Sewer Clerk on: 978-526-4450
Click here for Information about Town trees.
Real Estate and Personal Property Tax bills are mailed four times a year. The quarterly tax payments are due on the following dates: August 1st; November 1st; February 1st; May 1st. The bills are issued thirty (30) days prior to these due dates.
Motor Vehicle bills are annually issued early in the calendar year for all vehicles, as well as throughout the year for any changes to vehicle registration or ownership initiated at the RMV. It is recommended you contact the Tresurer/Collector's Office if you do not see an excise bill by the end of January for your annual excise tax, as well as within 30 days of any changes initiated at the RMV. Water/Sewer bills are issued quarterly, typically in the months of August, November, February, and May. These bills are due 30 days after issue. Please contact the Water Department at 978-526-6424 with any questions on these bills, including issue dates. Boat excise bills are issued annually in the fall and are due within 60 days of issue. Please contact the Harbormaster at 978-526-7832 with questions on boat excise bills.