Statistical Reappraisal

June 9, 2025

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:


https://docs.stjvt.com/index.php/department-forms/town-assessor-documents/1859-2025-preliminary-values/file


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.


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Any questions regarding your tax bill please call the Town Clerk's Office at 802-748-4331.
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August 25th 8 am until 2 pm
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August 2026
August 7, 2026
Early Notice and Public Review of a Proposed Activity in a Floodplain Town of St. Johnsbury, Vermont To: All interested Agencies, Groups, and Individuals The Northern Border Regional Commission (NBRC) intends to fund the following Proposed Action under the Catalyst Program. NBRC will prepare an 8-Step Decision-Making Process review in compliance with Executive Order (EO) 11988 (Floodplain Management), to ensure federally funded projects consider floodplain impacts and avoid unnecessary risks, as well as to avoid direct or indirect support of new construction in floodplains where there is a practicable alternative. Proposed Action: The purpose of the Proposed Action is to address the lack of a dedicated bicycle/pedestrian connection between the Lamoille Valley Rail Trail (LVRT) and St. Johnsbury’s Designated Downtown. The Proposed Action would enhance safety and accessibility for trail users by connecting the LVRT to the Three Rivers Path and St. Johnsbury’s downtown riverfront area to enhance recreational opportunities and promote the economic revitalization of St. Johnsbury. Specifically, the Proposed Action includes the construction of an approximately 2,600-foot-long multi-use path extension along the western side of Bay Street. Lighting would be installed along this length as well as the portion of the previously constructed path to the existing trailhead. The proposed path extension would begin at the Main Street LVRT Trailhead at 493 Main Street in St. Johnsbury, Vermont, at the approximate geographic coordinates of 44.4097081, -72.0181651. After crossing Main Street to Bay Street, the proposed path would continue along Bay Street to extend to the southern terminus of the existing Three Rivers Path just south of the Green Mountain Power (GMP) Bay Street Substation at 311 Bay Street. It has been determined by a review of Flood Insurance Rate Map (FIRM) Panel Number 5000310015B that portions of the Proposed Action would be located within a 100-year floodplain (Zone A7), warranting analysis under the 8-Step Decision-Making Process. Most of the land between the existing Three Rivers Path and the LVRT trailhead at Main Street lies within the 100-year floodplain of the Passumpsic River. The calculated fill volume for all new material being placed below the base flood elevation is approximately 978 cubic yards. The Proposed Action is subject to local review and approval per the Town of St. Johnsbury Flood Hazard Regulation, which includes review by the Rivers Program of the Vermont Department of Environmental Conservation. This notice provides people who may be affected by the Proposed Action and those who have an interest in the protection of the natural environment with an opportunity to express their concerns and provide information. Commenters are encouraged to offer alternative sites, alternative methods to serve the same project purpose, and methods to minimize and mitigate impacts.  Comments should be submitted by email to nepa@nbrc.gov . NBRC is accepting comments on this notice for 15 days from August 8, 2026 , through the end of the day of August 23, 2026 . Date of Publication: August 7, 2026