How are tax bills calculated? |
It is the responsibility of the Assessor’s Office to establish the taxable valuation of each individual piece of property in the Town of Boylston. However, the Assessors do not create value. Buyers and sellers create value via their transactions in the marketplace. The Assessors have the legal and moral responsibility to study those transactions and assess the property accordingly.
At Town Meeting each year a budget is voted on by those is attendance taking into account the limits of Proposition 2 ½ and how much money will be needed to meet all appropriations and other expenses. The Assessors have no control over the Town’s budget.
The difference between the amount approved and the money received from other revenue sources (i.e. state aid, licensing fees, permits, automobile excise) must be raised by property taxation. The assessed values are developed independently from the budget and are used only in the last step of the budgeting process to distribute the Tax Levy. Changing property values does not affect the overall Tax Levy but it does redistribute the levy. The assessors calculate the annual tax rate as a means to distribute the Town of Boylston’s budget obligations.
The tax rate is calculated by taking the total tax to be levied and dividing by the valuation of taxable property.
Tax bills are issued four times a Fiscal Year. (Example July1, 2006 – June 30, 2007 is Fiscal Year 2007.
The first two quarters of the fiscal year tax bills are estimated tax bills and payments are based on the last fiscal years taxes. (Example the total tax on your property is $2,000 for the fiscal year 2006 therefore the first two tax bills would be $2,000/4 or $500 for each of the first two quarters of the fiscal year 2007)
The last two quarters, commonly called the actual tax bills, are calculated by subtracting the first two estimated tax payments from your total tax bill and dividing that amount in half. (Example your total tax bill is $2,200 for FY07 therefore your next two tax bills will be $2,200 – ($500 x 2) = $1,200 divided by two or $600 for each of the last two quarters.
I did not receive a tax bill. |
Under state law, Chapter 60 section 3, failure to receive a tax bill does not affect the validity of the tax or any interest or fines incurred due to late payment. It is the responsibility of the taxpayer to secure his/her tax bill when one is not received.
When are the due dates for Real Estate Taxes? |
Tax bills are issued four times a Fiscal Year. (Example July 1, 2006 – June 30, 2007 is Fiscal Year 2007.
If the due date falls on a weekend the payments will be due on the next business day.
The first two quarters are due:
August 1st and November 1st
The last two quarters are due:
February 1st and May 1st
Where do I mail my Real Estate payments? |
Town of Boylston
PO Box 744
Boylston MA 01505
Please make checks payable to the Town of Boylston. For proper credit please write the account number(s) on your check and enclose a copy of the tax bill(s). To obtain a receipt enclose a self-addressed stamped envelope and both copies of the tax bill with your payment. One will be stamped “paid” and returned to you.
After hours payments of tax bills can be done by placing your payments in envelope and putting them in the after-hours drop box. The after-hours drop box is located to the right of the entrance door of the Town Hall. Please to do place any cash into the drop box.
If you are a new owner and have not received a tax bill from the previous owner you can request a statement of the taxes that are due by calling the collector’s office at:
508-869-2972.
If you are a new owner, the Town of Boylston may not know that you have purchased property in Boylston. Please fill out a new owner address form and mail it to the address shown on the form.
How do I change my mailing address on my Real Estate Tax Bill? |
Any change of address must be made in writing, by coming into the Tax Collector’s office and filling out a change of address form or by completing a Change of Address form and mailing it to the address shown on the form.
The old owner’s name still appears on my Real Estate Tax Bill? |
The old owners name may appear for up to eighteen months as the assessed owner. Massachusetts law allows the Assessor up to eighteen months to change the assessed owner’s name. The tax bill will be mailed to the new owner with and “in care of address”. That fact that the old owners name appears on your tax bill does not affect your rights to the property.
I have sold my property but I am still receiving a tax bill. |
If you have received a tax bill for property that you no longer own, please forward the tax bill to the new owners so that the new owners may pay the tax bill.
How do I obtain a Municipal Lien Certificate? |
You may obtain a Municipal Lien Certificate by completing a “Request for a Municipal Lien Certificate form” and mailing it to the address shown on the form.
The request MUST include a check in the amount of $25.00 and a self-addressed stamped envelope.
My taxes are escrowed with my mortgage. |
Be aware that the Town of Boylston only sends tax bills to the owner of the property. Many mortgage companies obtain you tax information from third party vendors or they will request a copy of your tax bill from the Tax Collector Office. You should check with your mortgage company to see if they will need your tax information from you.
Am I entitled to an abatement? |
If you think that you may qualify for an abatement or would like to inquire about other exemptions that are available, you should contact the Assessor’s Office at the Town Hall or call 508-869-6543. Timely filing for abatements is critical.
What happens if I do not pay my Real Estate Tax? |
Tax payments must be received at the Tax Collector’s Office (under Massachusetts law, the postmark date is NOT accepted as the date of payment) on or before the due date to avoid interest and demand charges. If payment is not made on or before the due date the account will begin to accrue interest at the rate of 14% per annum computed from the date the bill was due.
After May 1, another bill is sent showing all unpaid tax amounts plus any interest that has accumulated and will include a $5.00 demand charge.
If the account remains delinquent, Tax Title Taking proceedings will begin.
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