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A revaluation is the process of performing a Market Analysis to determine accurate and equitable values for all taxable and tax exempt properties within a municipality as of a specific date.
As the above indicates, the primary purpose of a revaluation is to eliminate any assessment inequities that may have developed since the implementation of the last revaluation (2013).
The Grand List is a listing of all assessed properties in a particular Town.
Buyers and Sellers determine Market Value. The estimated fair market value of your real property is based on an analysis of the market for the full year prior to the completion of the revaluation project. Your real property’s assessment is based on its estimated fair market value at the time of revaluation.
Appraisers will analyze the recent sales in order to make comparisons and set valuation parameters (models) which will be utilized to estimate the value of properties which have not been sold.
Each property owner will be mailed a notice of the new assessment in November 2018.
Some factors are: location, size, age of improvements, etc.
Your field card contains a detailed list of factors used for your property.
The “Field Card” or “Assessor’s Card” is available in the Assessor’s Office. A summary of your field card can be found online at www.madisonct.org/assessor.
Compare your properties to similar properties in your area that sold in the previous year. Your value should be in-line with these sale prices. You can review the field cards for these sales in the Assessor’s Office or a summary of the field cards online at www.madisonct.org/assessor.
If you believe that the new estimated fair market value does not accurately reflect the market value of your property for the October 1, 2018 Grand List, the first step is for you to contact the Revaluation Company. Included in the November 2018 notice will be instructions on how to schedule an appointment with Vision Government Solutions, Inc. for an Informal Hearing to review your new assessment. The last day to schedule your informal hearing appointment is December 10, 2018. A member of the Revaluation Company will go over your property record card with you. No decisions will be made at the time of your hearing. A notice will be mailed to you once your information has been reviewed.
During the hearing, the property owner can voice his or her concerns. Bring whatever documents, calculations and other evidence you believe correctly determines the value of your property. An appraiser will make the determination as to whether an additional inspection is necessary. All those attending a hearing will receive a notice.
Connecticut State Law provides for a municipal Board of Assessment Appeals. If you feel that your assessment is incorrect for any reason, you have the right to file a Petition to the Board of Assessment Appeals. The petition must be filed in the Assessor’s Office on or before February 20, 2019. The Petition Form will be available February 1st online at www.madisonct.org/Assessor or in the Assessor’s Office. Only individuals who have completed and filed a timely Petition Form will be granted a hearing before the Board of Assessment Appeals. If an agent represents you, a Notarized Agent Form must be on file with your petition or brought to your hearing. It is recommended (as you did in the Informal Hearing) to bring whatever documents, calculations and other evidence you believe correctly determines the value of your property. In a limited number of cases the Board may want to schedule a site visit to your property.
Members of the Board are elected for four year terms. There is a five member Board. They are required by law to be electors, or residents of Madison. A current listing of Board of Assessment Appeal members can be found on the Town’s website.
The Board has the authority, by way of a simple majority vote, to change your assessment for a period of one year. Note that this is not a permanent change and you should not expect that it will automatically be repeated next year.
You may appeal the Board’s decision to a Court of Law.
The law requires that the Revaluation Company (and the Assessor) assess/appraise property. As sympathetic as we may be, State Law does not permit us to take matters of hardship into consideration. However, there are Connecticut State Statues that provide tax relief for qualifying persons who are totally disabled and/or over 65 years of age. There are also other Statutes that provide exemption for veterans, the disabled and the blind.
If you have any questions regarding these programs, please call the Assessor’s Office at (203) 245-5652. There is also information available on the Town’s website www.madisonct.org/assessor.
The revaluation will be effective for the October 1, 2018 Grand List. The tax bill you receive in June of 2019 will be based on your new assessment
During the town budget process the financial needs of the town are examined on a department-by-department basis. The Board of Selectmen and the Board of Finance arrive at a final budget (which is funded primarily by property taxes). This budget must then be approved by referendum. The Board of Finance then sets the Mill Rate, which is the dollar amount of tax due per $1,000 in assessed property in town.
For the Grand List year of 2017, the Mill Rate in Madison was 28.04. For example, if you owned a property with an appraised value of $450,000 your assessment would be $315,000. Pursuant to CGS 12-62a(b) “Each such municipality shall assess all property for purposes of the local property tax at a uniform rate of seventy per cent of present true and actual value…”. Your tax bill would be calculated as follows:
$450,000 x 0.70 = $315,000 x .02804 = $8,832.60
Appraised Assessed Mill Rate Tax Bill
For the Grand List year of 2016, the Mill Rate in Madison was 27.30. For example, if you owned a property with an appraised value of $450,000, your tax bill would be calculated as follow:
$450,000 x 0.70 = $315,000 x .02730 = $8,599.50
Appraised Assessed Mill Rate Tax Bill
The Mill Rate, for the Grand List of October 1, 2018, will be set in May 2019 after the fiscal year 2019-2020 Town Budget has been approved.
Buyers and Sellers determine Market Value. The estimated market value of your real property is based on an analysis of the market for the full year prior to the completion of the revaluation project. Your real property’s assessment is based on its estimated fair market value at the time of revaluation (October 1, 2018).
The “Field Card” or “Assessor’s Card” contains a detailed list of the factors used for your property. All Madison field cards are available from the Assessor’s Office. A summary of your field card can be found online at
During the town budget process, the financial needs of the town are examined on a department-by-department basis. The Board of Selectmen and the Board of Finance arrive at a final budget, which is funded primarily by property taxes. This budget must then be approved by referendum. The Board of Finance then sets the Mill Rate, which is the dollar amount of tax due per $1,000 in assessed property in town. The Mill Rate will be set in May for the fiscal year 2018-2019.
Connecticut State Law provides for municipal Board of Assessment Appeals. If you feel that your assessment is incorrect for any reason, you have the right to file a Petition to the Board of Assessment Appeals. The Petition must be filed in the Assessor’s Office on or before February 20. The office hours are Monday through Friday 8:30 a.m. - 4:00 p.m. The Town Hall is closed February 19, 2018.
The Petition is available from the Assessor’s Office or the Town’s website under Assessment Appeals. Only individuals who have completed a Petition Form will be granted a hearing before the Board of Assessment Appeals.
Members of the Board are elected for a four year term. They are required by law to be electors, or residents of Madison. A current listing of Board of Assessment Appeal members can be found on the Town of Madison website.
If an agent represents you, a Notarized Agent Form must be on file with your petition or brought to your hearing. Agent forms are available in the Assessor’s Office or online at www.madisonct.org/assessor . Be prepared to present tangible evidence that shows why your assessment is incorrect or inequitable. For example, you might consider:
The documentation given to the Board of Assessment Appeals becomes part of the official record and cannot be returned.
There are Connecticut State Statues that provide tax relief for qualifying persons who are disabled and/or over 65 years of age. There are also other Statutes that provide an exemption for veterans, the disabled and the blind.
If you have any questions regarding these tax relief programs, please call the Assessor’s Office at (203) 245-5652. There is also information available on the Town’s website.
No. You have the right to be represented by an agent, who may or may not be an attorney. If you use an attorney or other agent to represent you, there is an Agent form available online or in the Assessor’s office. Your Agent should be prepared to present your full and complete case to the Board.
The Board has the authority, by way of a simple majority vote, to change your assessment for a period of one year. Note that this is not a permanent change and you should not expect that it will automatically be repeated next year. In some circumstances the Assessor’s Office will, upon review of the Board’s decision, decide to change your appraisal for the remainder of the 5-year appraisal cycle. Do not assume that if you are successful in your current appeal that your assessment change will be reflected in future years.
The Board of Assessment Appeals, under Connecticut Statute has the right not only to decrease your assessment but to increase it.
Sec. 12-63d. Change in assessed value of real estate. Relationship to sale price. The assessor in any municipality may not, with respect to any parcel of real property in the assessment list for any assessment year, make a change in the assessed value of such parcel, as compared to the immediately preceding assessment list, solely on the basis of the sale price of such parcel in any sale or transfer of such parcel.
Other "point of use" treatment options include installing a reverse osmosis or distillation system. For more information on these systems, see the relevant fact sheets in this series. Regardless of the quality of the equipment purchased, it will not perform satisfactorily unless maintained according to the manufacturer's recommendations.
Visit the Board and Commission Application page for more information.
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If you have a groundwater well that supplies your drinking water, much of the water that reaches your well comes through the nearby wetland. The wetland is an excellent filter, cleaning out any potential pollution.
Many of our wetland areas provide for open space, as well as create visual and aesthetic diversity in our environment.
Wetlands means land, including submerged land as defined in Section 2.1 (kk) of the Town of Madison Inland Wetland Regulations, which consists of any of the soil types designated as very poorly drained, poorly drained, alluvial and floodplain.
Areas of the Town are mapped that designate Inland Wetland soil types, but there are also many areas that are unmapped due to their small size (under 1 acre).
Second, you might talk with the Inland Wetlands Enforcement Officer about what is "Regulated" by the Inland Wetland Regulations as a "Regulated Activity." A "Regulated Activity" means any operation within or use affecting a wetland or watercourse by obstruction, by construction, by alteration, by removal or deposition of material or by pollution of such wetlands, whether or not they appear on the Official Inland Wetlands and Watercourses Map of the Town of Madison.
Some activities require an Inland Wetland Boundary Clarification to be approved by the Inland Wetland Agency, before you can proceed with obtaining a Regulated Activity Permit.
Some regulated activities can be approved by the Inland Wetlands Enforcement Officer, and others are approved by the Inland Wetlands Agency.
If a septic system is proposed within 100 feet of a wetland boundary, it too requires a Regulated Activity Permit.
As of October 1, 2009 a Marriage License in the State of Connecticut can only be obtained from the town of occurrence. The marriage MUST be performed in the town indicated on the license.
It is strongly suggested you call ahead with the date and time you wish to come in to ensure there is a Registrar of Vital Records available in the office to execute the license.
To expedite the process please email your worksheet in advance of your visit to: email@example.com
The fee for obtaining a Marriage License in the State of Connecticut is $50.00. Payment method is check or credit card.
Additionally, at the time you obtain your license in Madison, CT we offer you the opportunity to pay for a certified copy of the license which will automatically be sent to you once we have received the original back from the officiator. The current fee for a certified copy of a vital record is $20.
The town maintains the original license and sends certified copies to the State of Connecticut, and any town(s) of residence within Connecticut that are listed on the certificate for the parties involved. Once that occurs, you may purchase certified copies from either the town of occurrence or the town(s) of residence listed on the certificate.
Yes, call or email with the date and time you wish to come in to ensure there is a Registrar of Vital Records available in the office to execute the license.
Please email your worksheet* in advance to firstname.lastname@example.org
*Please do not enter your Social Security Number onto the worksheet. This will be entered during your in-person appointment at the Town Clerk's office.
To pay online visit the Point & Pay LLC
For more information, please see our Late Payment page.
Do not ignore your bill, even if your vehicle has been sold and plates returned to Department of Motor Vehicles, stolen and not recovered, declared a total loss, or if you have moved from Madison or moved out of Connecticut. If any of these situations apply to you, you may be entitled to a credit. Contact the Assessor for information regarding the acceptable forms of proof for the issuance of a credit. Two forms of written proof are required, and you must apply for the credit within a limited time.
All delinquent taxes in your name must be paid in full for immediate clearance.
If you move, you must notify the Department of Motor Vehicles of your new address within 48 hours. Be sure that you request a change of address on your driver's license and on your vehicle registration(s). Post cards for this are available at the Tax Collector's Office and the Police Department. Motor Vehicle Proration Page
Standard price guidelines are used in determining the value of motor vehicles. Assessments for tax purposes are based upon 70% of clean retail value, as determined by the NADA book.
Yes. If you or your spouse are age 65 or older, permanently reside in Madison (legal residence), own your home and meet certain income restrictions, you may be eligible for one or more forms of town or state-financed tax relief. To inquire about income eligibility requirements, or for information about these programs, contact the Senior Services Department at 203-245-5627.
There is no statutory rule concerning the time period covered by real estate tax bills. In Madison, the real estate tax bill covers the period from July 1 to June 30. If you buy or sell real estate, an adjustment for real estate taxes will be made by the attorneys who are handling the closing. Care should be taken to ensure taxes are paid, particularly when a closing occurs within 60 days of a tax due date.