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1. What is an abatement application? Why might I need one?

Please see the Abatement Application page.

2. When can I file an abatement request?

Abatement applications are accepted from January 1st until February 1st

3. My taxes are too high. What can I do to reduce the burden?

If you believe that your property assessment valuation is the problem, you may file an abatement application. If you are concerned about high taxes in general, but not your assessment, you must address the town’s budget. Taxes are determined by the size of the town budget. Your vote at Town Meeting is the best way to express your concern. Your votes on the budget, Proposition 2.5 overrides, capital purchases. And town debt ultimately affects your real estate taxes.

4. Where can I get help with an abatement request or more information on personal exemptions?

The Assessors Office; Department of Revenue; Private counsel.

5. What is fair market value?

The amount a well-informed buyer is willing to pay for the property. Fair market value for a parcel is the price that a willing buyer and a willing seller can agree upon when neither party is under undue pressure to complete the sale.

6. What method does Manchester use to determine fair market value?

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.

7. What factors were used to determine my property value in the most recent revaluation?

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.

8. Where can I get information on properties in Manchester?

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.

9. Do I have to allow the assessor into my home?

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.

10. What makes an arm’s length sale?

To represent fair market value, a sale must be an arm’s length transaction, i.e., it must be a sale in which there is no relationship between the buyer and the seller that may influence the price, such as a transaction between family members.

11. Why are the measurements of my residence different from those made by the real estate agent?

For assessment purposes, measurements of buildings are made using outside dimensions. For real estate purposes, square footage is determined by making inside measurement.

12. Will my assessment go up if I repair my property?

Normal maintenance will help retain the value of your property and generally will not affect your assessment. Upgrades, additions, extensive remodeling, new fireplaces, central air conditioning, modernization of kitchens or bathrooms, and improvements in general are likely to increase the assessed value of your property. Serious property deterioration will lower the value of your investment and may result in a lower assessed value than if the property were well maintained.

13. I have recently built a home. Will the construction cost be used for my assessment?

Usually cost does not equal value. The assessors will review the costs. They will make an independent evaluation as to whether the costs plus the value of the land equate with current market value.

14. Where can I get a list of recent house sales?

Data is on the counter at the Assessors Office or Banker & Tradesman newspaper.

15. When do taxpayers receive their bills?

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.

16. Why is the Former owner’s name still on my tax bill?

This often confuses new owners, but Chapter 59, Section 11, of the Massachusetts General Law reads, “Taxes on real estate shall be assessed, in the town where it lies, to the person who is the owner on January 1st.....” The tax bill will carry the January 1st owners(s) name throughout the entire subsequent fiscal year. The former owner's name will be replaced by the new owner's name once the fiscal year has run its cycle.

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1. Do I need to file?

Please see the Filing page.

2. Can someone help me fill out these forms?

Yes, call the conservation administrator and schedule an appointment. She would be happy to help you with the forms.

3. What is the buffer zone?

The buffer zone is a term used in both the Wetlands Protection Act and the Manchester Wetlands By-law. The buffer zone is the area that extends 100 feet perpendicularly from one of the resource areas listed above. The buffer zone is not a resource area itself. Vegetation, pervious soils, and natural grades often serve to buffer a resource area from the impacts of development. Although, activities in the buffer zone require a filing with the Commission, many of these activities are allowed. Those with no impact to the adjacent resource areas usually require no mitigation measures. Those activities in the buffer zone that could potentially impact the adjacent resource area must be mitigated. Activities that cannot be mitigated, cannot be permitted.

4. Where can I get a map of the trails in Manchester?

The conservation office has trail maps for Chebacco Woods, which is jointly owned by the Towns of Hamilton and Manchester. All other trail maps can be obtained from the Manchester-Essex Conservation Trust, 978-526-7692.

5. How long does it take to get a permit?

An applicants clock starts ticking the moment a completed application is brought in. The emphasis is on complete. The conservation administrator will call you and alert you to any omissions. The Commission has 21 days to review the application and hold a public hearing. Although an application may be complete, upon review the Commission may decide that it needs additional information in order to make an informed decision. If this is the case, the hearing may be continued. After the hearing is closed, the Commission has 21 days to issue a permit. In general, the conservation administrator tries to issue permits soon after the hearing, however, a permit cannot be issued until DEP has reviewed the file and issued a State number. State numbers can be delayed due to incomplete submissions to the State or if the forms are not mailed to the state promptly (the applicant's responsibility).

6. How do I notify abutters?

Notice of Intent and Abbreviated Notice of Intent applications require abutter notification. The town assessors office will provide you with a list of abutters. All abutters must be notified about the date and time of the public hearing via certified mail or hand delivery.

7. Can I cut down trees in or near a wetland?

Not without checking with the conservation administrator first. Even dead trees prevent erosion and host wildlife. Not all tree cutting requires a filing, but all tree cutting in the buffer zone requires checking.

8. Can I clean out my stream?

Please view the Cleaning Out Your Stream page.

9. Do I need to file for landscaping?

Most landscaping within 100 feet of a resource area, other than maintaining existing vegetation, would require some sort of filing.

10. I don't know whether I have a wetland near me. How can I tell?

Call the Conservation Commission office and ask for the Conservation Administrator to take a look at the project area. Although the administrator will not delineate and flag an exact wetland line for you (the applicant must hire environmental consultants for that), she can give you a rough idea of the extent of the wetland line.

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1. How do we apply for a marriage license?

You must both apply together, in person, for a marriage license. This applies to both residents and non-residents of the Commonwealth. According to Massachusetts law, you must jointly file intentions to marry, and you may do so with the city or town clerk in any community in the state. If a person is in the military, intentions may be filed by either party, providing one is a Massachusetts resident. A marriage license is valid for 60 days from the time the intentions are filed and may be used in any city or town in the state. It is not valid outside of Massachusetts.

2. Is there a waiting period from the date of application to the date the license is issued?

There is a mandatory three-day waiting period.

3. May we marry before the three days for good reason?

Yes, you can obtain a court waiver after filing intentions.

4. What is the cost of a marriage license?

A marriage license costs $35.00 in Manchester-by-the-Sea.

5. How old must we be to get married?

Massachusetts residents must be age 18 to marry. If either party is under 18, a court order from a probate or district court must be obtained before intentions can be filed.

6. Do we need to have blood tests?

No. That requirement was repealed as of January, 2005.

7. What if one or both of us has been divorced?

You are not required to present a divorce certificate when filing intentions to marry.

8. Do we need any witnesses present at the ceremony?

Massachusetts law does not require any witness to be present at the ceremony.

9. What should we do if an out-of-state member of the clergy is performing the marriage?

Please see the Secretary of States Office page.

10. Who should I call if I have more questions?

You can contact the Town Clerk, Dianne K Bucco at (978)-526-2040 townclerk@manchester.ma.us 

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1. How do I get a License to Carry a firearm?

Once you have completed the Firearms Safety Course, come by the station, call 978-526-1212 or email the Firearms Administrator, Detective Christopher Locke , to set up an appointment.

2. What do I do if I get stopped by a police officer?

Remain calm. Safely and slowly pull to the side of the road. Put your car in park and leave your hands on the steering wheel with your window down.

3. How can I change my address on my license after I have moved?

After you move to a new address, Massachusetts State Law requires that you report the address change within 30 days to the Registry of Motor Vehicles. You can do this by going to the RMV or do it online.

4. How do I pay a speeding ticket?

After receiving a citation for a motor vehicle offense you have 20 days to either request a court hearing or pay the fine. To do either, read and follow the directions on the back side of the citation. You can also pay the fine online.

5. How do I report a motor vehicle crash to the Registry of Motor Vehicles?

Some Motor vehicle crashes must be reported to the Registry of Motor Vehicles. The blank reporting form can be picked up at any police station or be downloaded from the RMV Website.

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1. Where can I find the 2023 Collection Calendar?

2023 Collection Schedule

2. What if my trash, recyclables or pre-scheduled curbside large item was not collected?

J.R.M  would like to hear from you; please call them directly at 800-323-4285.

3. What if my food waste was not collected?

Black Earth would like to hear from you; please call them directly at 978-290-4610.

4. When is the compost site open?

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. 

5. When is the transfer station open?

Transfer Station will be open on Saturdays 10 AM - 3 PM Closed on holidays. 

6. How do I dispose of a large item like a mattress, boxspring, chair, etc.?

Pre-scheduled pick-up required: call J.R.M at 1-800-323-4285. 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. 

7. How do I dispose of televisions, laptops and computer monitors?

Prepaid sticker required to drop off at the Transfer Station. Contact the Town Clerk's office to purchase a sticker at 978-526-2040.  Items may also be picked up curbside after scheduling by calling J.R.M at 1-800-323-4285.

8. How do I dispose of freezers, refrigerators and air-conditioners?

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.

9. What can I do with rechargeable and button batteries and fluorescent bulbs?

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)

10. How do I dispose of construction waste?

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.

11. What do I do with tires and auto batteries?

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.

12. When is the next hazardous waste disposal day in Manchester?

The Board of Health runs hazardous waste disposal days; please visit the Board of Health webpage for more information: Click Here

13. How do I get information about cemeteries, including pricing?

Manchester Cemetery Information

14. I have water and/or sewer questions...

Please call Sue Taylor, the Water & Sewer Clerk on: 978-526-4450

15. I have a question about a Town-owned tree...

Click here for Information about Town trees.

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1. What are the due dates for Real Estate/Personal Property Taxes?

Tax bills are issued four times a year. The quarterly tax payments are due on the following dates: August 1; November 1; February 1; May 1.

2. What if I don’t receive a Real Estate/Personal Property Bill?

You may call the Collector’s office for a copy at 978-526-2030. Under state law, Chapter 60, Section 3, failure to receive a bill does not affect the validity either of a tax or the proceedings for its collection.

3. What happens if I pay my Taxes late?

Interest of 14% per annum will start accruing at the close of business on the due date.

4. Are postmark dates accepted?

No, payments must be received by close of business on the due date to be considered timely. Online payments made by 11:59pm on the due date will also be considered timely.

5. Where do I mail my Tax payment?

You have three options: 1. You can send it to our lockbox by using the envelope enclosed. 2. You can personally come into the Town Hall and pay your bill or 3. You can pay online on our

6. How do I change the old owner’s name that appears on the Tax Bill, after purchase of the property?

All change of addresses must be made with the Assessor’s office.

7. Am I entitled to an abatement?

See the Assessor’s office page.

8. What happens if there is an overpayment on my Tax bill?

Overpayments will be applied to the next quarter unless it is the last quarter of the fiscal year. Overpayment will be refunded to the assessed owner.

9. What happens if I don’t pay my Real Estate Tax?

Tax payments must be received on or before the due date to avoid interest and demand. If payment is not made on or before the due date the account will begin to accrue interest rate of 14% per annum, computed form the date the bill was due.
On the 4th quarter bill a demand notice will be sent and a demand fee of $5.00 is charged to the account. I the account remains delinquent the owner’s Name, Address and the amount of outstanding taxes will be advertised in the Manchester Cricket and the advertising fee will be charged to the account. If the account remains delinquent a tax lien (a legal claim on the property for debt) is placed on the property and is recorded with the Essex South Registry of Deeds. A tax lien is the first step in the foreclosure process. All taxes, interest and incidental expenses must be paid to prevent foreclosure.

10. What happens if I don't pay my Personal Property Tax?

Assessed owners of personal property bills will receive a warrant issued by the Deputy Collector and additional fees will be added to the bill if the demand bill is not paid by the due date.

11. What should I do if I recently sold my property, but I am still receiving a tax bill?

If you receive a bill, please forward it to the new owner immediately as it is his/her responsibility to make payment.

12. What if I am buying a condominium that is in the middle of a conversion?

Until the conversion is completed, the property is recognized as just one parcel. There is one bill for all units and it is between you and all the other unit owners how the real estate bill is divided.

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1. I didn't get my tax bill, what should I do?

If you do not receive your bill within a few days of the issue date (please see schedule below), please contact the Treasurer/Collector's office at 978-526-2030. Our office hours are Monday thru Wednesday 9:00am to 5:00pm and Thursday 9 a.m. to 8 p.m. Please remember it is your responsibility to make sure you pay your bill, regardless if it received. Under Massachusetts General Law, Chapter 60, Section 3, failure to receive a bill does not affect the validity either of a tax or the proceedings for its collection. We mail the bills to the addresses that are provided to us from the Assessor's Office.

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.

2. I am the new owner of the Property and the old owner's name still appears on the bill?

Per Massachusetts General Law, the owner of record on January 1st of a given calendar year shall remain owner of record for the following fiscal year. If the Assessor's have a copy of your deed, your name will be shown on the bill as "in care of". It is especially important to make sure you are receiving/paying bills during this transitional period, as you will still be responsible for the taxes (and any resulting penalty) in the event you do not pay timely. Please contact the Treasurer/Collector's Office at 978-526-2030 with any questions.

3. Do you accept postmarks?

No, we do not accept postmarks. The payment must be received on or before close of business on the due date. If you are unsure what time the office closes on any given due date, please call 978-526-2030. Payments may be made online 24 hours a day.

4. I sold my home but I am still receiving the bill?

Please contact the Treasurer/Collector's office at 978-526-2030 immediately and we will forward the bill to the new owner.

5. My taxes are escrowed with the bank/mortgage company, what do I do with the bill?

The tax bill will be mailed directly to you. It is your responsibility to forward the bill to your bank/mortgage company payment, if required to do so.

6. Do we accept credit cards or online payments?

Yes, credit, debit, and ACH-electronic check payments are accepted online. Please visit the Online Payments center for more information.

7. I received a personal property bill and I don't own the business any longer?

Please contact the Assessor's Office immediately to see if you are eligible to receive an abatement of the bill. If not, you are responsible for the payment of that bill.