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The approved Tax Rate for Fiscal Year 2024 is $7.01 per $1,000 of assessed value.
The deadline for filing is the date the first half payment is due (November 1, 2023). The abatement application is a State form and can be obtained from any Assessing office in the Commonwealth or online at Real Estate and Personal Property Abatement (PDF).
The Board of Assessors has 90 days from the date the application for abatement is filed, to make a decision regarding the abatement. You must pay your first half tax bill in a timely manner to avoid late fees and penalties. If an abatement is granted, it will be deducted from your second half bill.
Real estate sales in Eastham during 2022 were analyzed to determine the estimated market value of comparable parcels as of January 1, 2023. From these sales, valuation factors are calculated for various characteristics such as style, net living area, lot size, and age of the building, and applied to the remaining comparable properties that didn't sell during 2022. The Department of Revenue reviews our analysis each year and certifies the accuracy of the assessments.
Assessors utilize "mass appraisal" to value the large number of properties which must be valued. Most properties on Cape Cod are unique, and in years with few sales, it can be challenging for even the best appraiser to find comparable sales for a specific property, let alone 6,500+ parcels. Mass appraisal utilizes calculated valuation factors for the various elements of a property such as lot size, depreciation due to age of the home, net living area, style, construction quality, property location, etc., that would influence the price the property would sell for, to determine the assessed value.
Many times people will ask whether a project they are planning for their home will increase their assessed value. My question back to them is "If you were going to sell your home, would you likely price it higher because of that improvement?" If the answer is yes, then more than likely it will increase your assessed value. Unless it's a major remodel, however, the increase in actual taxes is often relatively small due to our low $7.01 per $1,000 of value tax rate. Also the potential increase in market value usually doesn't equal the actual cost of the addition or remodel.
No. You are required to apply for an exemption every year. If you’ve submitted an exemption form, we will mail you a certificate indicating the amount of the exemption and your adjusted tax after approval of the Board of Assessors. You can also contact the Tax Collector’s office to confirm the revised amount due 774 801-3219.
Homeowners should submit changes to:
New Residents should email the Town Clerk for the census or contact us at:Eastham Town HallAssessors Office2500 State HighwayEastham, MA 02642-2544Phone: 774-801-3215 (ext. 3226)
The Assessing Department (774-801-3215) maintains all Property Information.
Visit the Motor Vehicle Excise page for more information.
Please visit the Tax Levy page for more information.
MA General Law stipulates that January 1st of each tax year is the "assessment date". Assessments and ownership reflect the parcel's status on January 1st. The ownership and assessment information on January 1st are reflected on the first half bill. The second half bill is just the second payment installment. The ownership and valuations remain the same.
Massachusetts State law requires that we assess the owner of record as of January 1st. This is the name that is displayed on the first line of the mailing address on your tax bill. If the property was transferred after January 1st of that tax year, the current owner's name or "c/o" is displayed on the second line with the new owner's mailing address if we are notified of the new address prior to billing.
The assessed value reflects the estimated market value based on the condition of the property as of January 1st. If a home is under construction or being remodeled, the percent complete as of January 1st is reflected in the assessment. If there are changes in the real estate market during the year, the estimated market value as of January 1st is the basis for the assessed value.
The owner of record for a fiscal year is the owner on January 1 of the calendar year that the fiscal year begins. It is critical to send the bill to the 1/1 owner to preserve their assessment rights. Any subsequent deed transfers to the 1/1 date are obviously necessary to track so we always know who the current owner is, but the burden is on the homeowner to know that they own a property and to do their due diligence when they obtain said property to inquire as to when the bills will be due and what amount is owed. Please see MGL Ch59 sec 11 where 1/1 record owner liabilities are laid out but also MGL Ch60 sec3 where the option to notify a subsequent owner is offered:
"The collector may send the notice required by this section to an owner who has acquired title by a deed duly recorded subsequent to January first in the year in which said tax was assessed."
The Community Preservation Act (CPA) is a tool to help communities preserve open space and historic sites, and create affordable housing and recreational facilities. Town Meeting voted to move from the 3% Land Bank tax to the 3% CPA tax due to the expanded uses of the CPA and the matching money that is available from the State. The CPA tax is 3% of your total real estate tax.
Early in the writing of MA General Laws a personal property tax was created on a property owner's non real estate items such as farming tools and equipment, horses, cattle, furniture, appliances, etc. After many years the law was revised to exempt these items from taxation if the property was the "domicile" or primary residence of the owner.
Rather than requiring that Assessors value all the furniture, appliances, and furnishings in each city and town, the Department of Revenue requires that a study be conducted by the Assessing office every six years to determine the average value of the furniture, appliances and furnishings in homes, as a percentage of the building value. Our data indicated that on average the estimated market value of the personal property in Eastham is 1% of the building value for residential parcels and condominiums.
Personal Property Tax FAQs
Yes, all assessment related property information is public record and is available by visiting the Town Hall or the Town website. The parcel Search feature is located at Eastham Assessing Data.
Your assessed value is only as accurate as the property data we have to work with. We remeasure the exterior of all parcels in Eastham on a continuous 9 year cycle. We also revisit parcels that have building permits or have sold. We greatly appreciate the opportunity to also update our data on the interior condition of your home such as construction quality, number of bedrooms, bathrooms, etc.
If you are aware of information that is incorrect on your property record card, please call the Assessing office at 774-801-3215 to make an appointment for an on-site inspection.