Statistical Reappraisal
June 2025
The Town of St. Johnsbury contracted with New England Municipal Consultants, Ltd. (NEMC) for a statistical reappraisal of all real estate within the town for the 2025 Grand List.
All preliminary assessments are posted to a searchable website found by clicking the link below:
https://stjohnsburyvt.patriotproperties.com/default.asp
A booklet showing all preliminary assessments can be downloaded below:
Frequently Asked Questions
What is the basis for these new assessments?
NEMC conducted a statistical reappraisal in 2025 of all taxable property in St. Johnsbury. A 3 year market sales study (4/1/22-4/1/25) was conducted to establish new assessments throughout the community. A new assessment reflects what one might reasonably expect to receive if marketing a property for sale, based on the statistical analysis.
The last reappraisal in St. Johnsbury was in 2020 and until now, previous assessments were based on a sales study from 4/1/17-4/1/20. In no way did previous assessments reflect what market value looks like today. Our statistical analysis has proven that.
Why is the community doing a town-wide reappraisal in the first place?
St Johnsbury was ordered by the State of Vermont to conduct a reappraisal based on statistical non-compliance. The State requires all communities to maintain statistical standards when it comes to assessment levels and current market value of property. Each community has to annually undergo an equalization process that compares sales to assessments and ultimately generates fluctuations to both the CLA (common level of appraisal) and COD (coefficient of dispersion). In previous years, a poor CLA was the trigger for a State mandated reappraisal program, but recently they have adopted a poor COD (over 20%) as the threshold. A COD is a measure of tax equity and uniformity.
My assessment doubled. Does this mean my taxes are doubling?
No. Your change in assessed value is now relative to every other change in assessed value throughout the community. A new baseline has been created through this process and a property’s relevance to the townwide average (between 72-75% average increase in assessment for both primary residential categories).
Budgets have already been established during the Town Meeting process. A reappraisal program is not designed to raise more money, it’s designed to establish tax equity throughout the entire community. The primary means of taxation in Vermont is through property tax. Our goal is to equitably assess all taxable properties throughout the entire community to create fairness under the existing system.
What can I do about this?
We encourage you to make an appointment during the informal discussion process June 18-21. If you cannot appear in person, you can schedule a time during one of those days for a telephone call or by submitting something in writing (via email or mail) prior to June 21. At the conclusion of the informal discussion process, change of appraisal notices will be mailed to all property owners with the start of the formal grievance process to the Assessor. Formal grievance hearings will take place in late July 2025.
What are the tax rates going to be?
We will not be able to set tax rates until the Grand List is filed at the conclusion of the formal grievance process. Typically, a town-wide reappraisal process grows a grand list substantially and drives a municipal tax rate down accordingly. In this case, St. Johnsbury’s grand list in 2025 grew by roughly 300,000,000 as a result of this town-wide reappraisal. The State will be responsible for issuing an education tax rate to the community that will be based on a temporary CLA they establish.
