2026_revaluation_project_

2026 Revaluation Project
The Town of Waterford, CT has hired Vision Government Solutions 
Inc. to complete its state-mandated revaluation program.  This state-mandated project requires 
periodic analysis of real estate market conditions to determine the fair market value of all real property 
within the town.  The reassessment project will establish market value as of October 1st, 2026 and will
be reflected in the tax bills issued in the summer of 2027.
3/2026 Project Initiation:
The 2026 Revaluation will commence with the mailing of residential real estate data mailer forms from 
Vision Government Solutions Inc.  Residents are requested to review their property information 
carefully, indicate any necessary changes and return the form to the Assessor's office by May 1, 2026.  
Please note that all forms should be returned even if there are no changes noted.  Failure to return the 
form will trigger an inspection.
5/2026 Field Work:
Field work will begin in the Quaker Hill section of town for the upcoming 2026 revaluation.  Vision 
Government Solutions employees will be carrying ID badges and introduction letters from the 
Waterford Assessor's office.  Data collectors will be verifying interior information and measuring the 
exterior of homes.  When data collectors are unable to conduct an interior inspection, a call-back 
letter will be mailed to the homeowner requesting that they contact Vision to arrange for an alternate 
time for an inspection.
Data Collectors
The following data collectors will be working on data collection in the field:
(List to be updated when field work commences in May 2026)

Revaluation Project Information 

REVALUATION: Facts, Questions, Answers and Property

FREQUENTLY ASKED QUESTIONS

REVALUATION PROJECT TIMETABLE

CONTACT INFORMATION FOR FURTHER QUESTIONS
The Assessor’s Office would like to take this opportunity to thank all property owners for their interest 
and cooperation in this very important project.  The information below has been designed to answer 
your questions concerning the 2026 State-mandated Revaluation and its effects.  We hope that the
information will be helpful to you during the revaluation project. 
REVALUATION: Facts, Questions, Answers and Property 
Assessment
The Assessor is typically a Town employee, professionally educated and State certified as a municipal 
assessment officer. 
The Assessment Connecticut law requires all real estate, motor vehicles, and certain types of personal 
property to be assessed at 70% of fair market value.  Fair market value is defined as the price established 
between a willing buyer and a willing seller taking into consideration all the uses to which a property is 
adapted.  Connecticut courts have established criteria which assessors must use to establish fair market 
value. 
The Grand List
After individual property assessments have been determined the Assessor compiles a complete listing of 
all property.  The total assessed value of all listed property, to include real estate, personal property and 
motor vehicles, is called the Grand List. 
The Mill Rate (Property Tax Rate)
The annual budget determines the amount of property taxes needed to operate the town.  The mill rate 
is determined by dividing the amount of property taxes needed to operate the town by the taxable Grand 
List as prepared by the Assessor. 

The Tax Bill
Your property tax pays for the major part of town services including public education, police and fire 
protection, street and highway maintenance, recreation and many other services.  The tax bill is calculated 
by multiplying your property assessment (which is 70% of fair market value) by the mill rate. 
Revaluation
Connecticut law requires all real estate to be revalued for assessment purposes every five (5) years.  Towns 
and cities that do not adhere to the revaluation requirements will be penalized 10% of their State grants.  
Revaluations are required to ensure uniformity in property valuations.  A revaluation program includes 
modernizing the assessment system, taking a complete description and inventory of all property, and 
setting new assessed values on a current basis.  Because regular assessment work must be carried on 
along with the revaluation program, most Assessors find it necessary to seek the assistance of a private 
appraisal company in conducting a revaluation.  Responsibility for final determination of value, however, 
remains with the Assessor. 
Company Assisting Waterford with the 2026 Revaluation
Vision Government Solutions of Hudson, MA 
FREQUENTLY ASKED QUESTIONS 
What Is Meant by “Revaluation”?
The revaluation process involves the reappraisal of all real estate in town, in order to bring about 
uniformity in property valuations and to assure all property owners that they are paying only their fair 
share of the cost of community services.  Revaluation is NOT intended to raise revenues; its purpose is to 
value all properties by the same standards at the same point in time.  Revaluation projects are referred 
to as either a physical or an update (often referred to as a “statistical”) revaluation or a 
Hybrid Revaluation, which includes aspects of both.  Our current revaluation is an update  which
includes a statistical revaluation of all property within town and physical inspections of properties that 
meet certain criteria.
Properties requiring inspection may include (but not limited to) properties that have sold to a new 
owner, properties with outstanding and/or current building permits, properties with new 
construction, properties for which no data mailer was returned and properties for which returned data 
mailers indicated a change.  Data mailer forms are sent to all residential property owners to verify that
the existing town records contain accurate information.  Any inaccuracies should be reported to the 
Assessor and in some cases these changes may initiate a phone call and/or a physical inspection of the 
property. 

Why Conduct a Revaluation?
Section 12-62 of the Connecticut State Statutes requires that each municipality conduct a revaluation of 
all property at least every five (5) years with a physical inspection required every ten (10) years. 
Why Do Assessment/Revaluation Personnel Need to Visit My 
Property?
While it is not mandatory for residents to allow inspectors interior access, the data collection phase is 
vitally important to the accuracy and uniformity of the assessments and your cooperation is greatly 
appreciated. 
What Happens During Data Collection Process?
Data Collection is the most highly visible and important phase of a revaluation.  During this process,
assessment/revaluation personnel (also known as data collectors) will visit those properties needing 
to be inspected and measure the exterior of each building and physically inspect the interior if 
provided access.  They will note building size, age, and quality of construction, condition of 
improvements, land topography, utilities and numerous other characteristics of both inside and out.  To 
ensure that a home was inspected, the homeowner will be asked to sign the data collection form 
to verify that in the inspection took place.  The entire process will take approximately fifteen (15) 
minutes for most properties. 
The Town of Waterford and Vision Government Solutions fully understands the sensitivities of the 
interior inspection process.  We realize that there will also be many cases where homeowners are not at 
home during the day due to their work schedule and other reasons.  Thus, data collectors will 
measure the exterior of the home; and will send a Callback Letter to property owners whose
properties they were unable to inspect, asking them to contact Vision to set up alternative
arrangements for the inspection of the property.  Virtual inspections using a phone, IPad or Zoom will 
be an available option for the interior inspection. 
Why Is Revaluation Needed?
It has been five (5) years since the last revaluation of all real estate.  Meanwhile, a constantly changing 
local real estate market together with economic conditions has caused inequalities.  The solution to this 
problem is to reappraise all real estate based upon current market values. 

What Kind of Inequalities Exist Now?
Changes in value occur in any community over a period of time.  Inequalities develop by neighborhood 
and or individually.  The desirability of some properties change, meaning that some properties have 
become over-valued or under-valued when compared to similar properties; some properties increase at 
a faster rate than others.  Revaluation returns all properties to current market values and to the fair-share 
basis. 
How Is the Market Value Established?
PEOPLE make the market; a WILLING BUYER and a WILLING SELLER.  It is the responsibility of the Assessor 
to research and determine fair market value in a particular area.  The most significant part of the 
appraisal process is accomplished by gathering sales data occurring between October 2024 and 
October 1, 2026 and comparing those sales to your property.  From a study of sales of similar 
properties in like neighborhoods, the average sale price of properties can be ascertained. 
Isn’t Fair  Market Value   What I Paid   for My Property?
Not always.  You may have purchased your property years ago when prices and value were considerably 
different.  The true test is what your property could sell for in today’s real estate market. 
When and How Will I Receive My New Assessment?
You will be notified by mail in November 2026. 
When Will the New Assessments Be Effective?
The revalued assessments will be effective with the October 1, 2026 Grand List.  The tax bill you 
receive for July 1 of 2027 will be based on your new assessment. 
Who Sets My Assessment and What Can I Do If I Think It Is 
Wrong?
The Assessor determines the market value.  If you believe your appraised values is in excess of current fair 
market value, the first step is to contact the revaluation company for an informal hearing.  
(Instructions will be included on your revaluation notice sent in November 2026).  This is the proper 
time and place to correct any errors.  A representative from the revaluation company will review your 
property card with you.   Adjustments will be made if justified.  If a discrepancy exists which requires 
an inspection, office personnel will schedule a review of your property. 
In some cases, where factual evidence is presented, adjustments can be made without further review. 

What If I Still Disagree with The Assessment?
There are three (3) steps available to all property owners, including the right to appeal in court.  In the 
first two steps there is an opportunity to resolve your appraisal disagreement without hiring professional 
assistance.  The three steps are: 

An informal hearing held with the Revaluation Company.

A formal hearing before the Board of Assessment Appeals.  At these meetings legal
counsel is not required.  Any evidence you have that may affect your assessment should
be presented.  Meeting dates of the Board of Assessment Appeals will be announced after
the informal hearings with the revaluation company are completed.

The final step in the appeals process, should you disagree with the assessed value, is to
appeal to the courts under section 12-117a of the Connecticut General Statutes (provided
you made an appeal to the Board of Assessment Appeals).
Must I Pay My Taxes If I Choose to Appeal?
Yes.  You should pay your taxes to avoid interest from accruing and to avoid court costs, including 
attorney’s fees, if your non-payment is referred to collection.  Keep in mind that any overpayment found 
by the court in your appeal will be refunded. 
How Are Tax Rates Established?
The tax rate (mill rate) is established by dividing the approved Town budget by the net taxable Grand List.  
(Budget/Grand List= Mill Rate).  The mill rate usually changes annually because the budget and Grand List 
change each year. 
When Can I Learn What My Taxes Will Be?
Until a total Grand List including all new values (real estate, motor vehicles, and certain personal property) 
is completed AND a new budget is adopted, the mill rate cannot be determined.  When you receive your 
new assessment notice (November 2026) the motor vehicle and personal property portions of the 
Grand List have not been completed yet.  In addition, the new Town budget and the mill rate will not be 
adopted until May 2027.  It is important not to estimate your July 2027 tax bill by multiplying your new 
assessment by the previous year’s mill rate. The new mill rate may be lower depending upon the overall 
increase in the Grand List.  While the total amount of tax dollars needed to run the Town either remains 
constant or increases; motor vehicle and personal property values typically depreciate annually 
resulting in a decrease in taxes for these two categories if the mill rate is lowered in a year of 
revaluation.  As a result, real estate taxes normally increase.  How much they increase for each property 
will vary.  The overall purpose of a revaluation is to correct and appropriately shift the tax burden. 

What About Motor Vehicle Taxes?
Motor vehicles are assessed each year by applying a standard 20-year depreciation schedule to the 
vehicle's original MSRP.  After revaluation the property tax rate (mill rate) generally will be reduced 
unless property values fall significantly.  Due to these factors motor vehicle taxes will generally 
decrease. 
What About the Elderly Who May Be On Fixed Income 
Situations Where Special Exemptions Might Occur?
The Assessor is required by law to assess property and not the people who own it.  As sympathetic as 
the Assessor may be, State law does not permit the Assessor to take matters of hardship into 
consideration.  All property is appraised at fair market value and assessed at 70% of that value.  There 
are, however, two Statutes (12-129b & 12-170d), which provide tax relief for qualifying low-income 
residents over the age of 65.  Other Statutes provide exemptions for those who are veterans, disabled, 
or blind.  If you are now receiving an exemption, it will be automatically deducted at tax billing time.  
You may consult with the Assessor about your qualification for tax relief. 
REVALUATION PROJECT TIMETABLE
March 2026 – October 2026  Data Collection/Market Analysis (IN PROCESS) 
October 1, 2026 Effective Date of Revaluation 
November 2026 Notices of New Values Mailed 
November 16 – December 7, 2026 Informal Hearings (Call Revaluation Company for Informal Hearing) 
January, 2027 Results of Informal Hearings Mailed 
February 1 – February 20, 2027 Board of Assessment Appeals Application Period 
March 31, 2027 Board of Assessment Appeals Decisions Mailed 
March – May 2027 Town Budget Process 
May 2027 Mill Rate Established 
June 30, 2027 Tax Bills Based On New Values and New Mill Rate Mailed 
July 1 – August 1, 2027 Tax Bills Due and Payable 
STILL HAVE QUESTIONS?
Please contact the Assessor’s Office at: (860) 444-5820 
Monday – Friday 8:00 am – 4:00 pm