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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.
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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.