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Acton's property tax burden is presently the highest of nearby communities, even including the wealthiest communities, according to information from the Massachusetts Department of Revenue. Acton citizens need to look at this long and hard since Acton officials are planning to request an additional 4.1% property tax increase to fund a 7.1% budget expansion.
Tax burden is defined here as average tax bill divided by average assessed house value. Acton average single family tax bill is $8,051 on a median single-family home assessed at $523,109, a tax burden of 1.54%. Acton is taxing more per assessed value than any of the 34 communities in the northwest area, which includes Acton, Andover, Arlington, Belmont, Boxboro, Carlisle, Concord, Harvard, Lexington, Westford, Winchester, and 23 other towns.
The average rate for the 34 communities is 1.14%, which means Acton has a 35% higher property tax burden than the average of nearby communities. Boxboro has the second highest tax burden with 1.41%.
How valid is the tax burden for comparison? The average house assessed value is a good indicator of the wealth and income of its occupants since mortgages are based on wealth and income. This means that tax burden seems to relate well to the ability of a family to pay the tax bill. As an example, Winchester has an average tax bill of $8,173 very close to Acton’s $8,051. But Winchester’s average assessed value is $773,245 compared to Acton’s $523,109, which indicates that Winchester’s families can afford it better.
The State Department of Revenue website shows that Acton has a 45% greater tax burden for its families than does Winchester. If Acton's tax burden were close to the average, the average Acton homeowner would save about $2,000 per year.
This kind of information has not been discussed this year at any meetings of Acton Leadership Group, Board of Selectmen, or School Committee. If citizens think Acton officials should consider the tax burden as part of budget plans, they need to email them and let them know.
This kind of data shows that Acton needs a five year plan from Fincom to estimate how Acton will be able to sustain this tax burden with the new reality of declining State revenues and softening economy. With growing evidence the US economy is sliding into recession, Fincom needs to weigh in as to how sustainable Acton budget increases and increasing tax burdens will be.
In addition to considering the economy, Acton needs to consider the impact of this proposed budget expansion on its most vulnerable citizens. Acton is moving toward a 10% population of 40B qualified, low income citizens, from the present approximate 6% level. This is in addition to seniors on low enough retirement incomes who continue to be the most significantly impacted by property tax burden and tax increases.
The BOS proposed budget increases are mainly related to increases in staff. The BOS numbers include approximately thirteen (13) new hires noted at the Jan 26th budget review. Citizens need to ask: is it prudent to be hiring new staff, or could Acton continue with present levels of staffing and services?
The baseline school budget this year allows Acton to protect its present staff and programs with little or no property tax increases if State aid continues as promised. The SC will be proposing budget increases that are mainly related to increases in staff for new initiatives; approximately ten (10) new hires.
Town Meeting in April needs to make this choice: is it time to support a 4.1% property tax increase to fund a 7.1% budget expansion for new Town and School initiatives? Or is it time for a more prudent budget that will protect existing School and Town staff and services and be more sustainable in the coming years?
The BOS and the SC can make this choice clear to Town Meeting by presenting Baseline Budgets supporting present levels of staff only, along with Budget Options to increase staff and taxes. Fincom has the ability within the bylaws to ensure budgets provide this clear choice.
Town officials need to know the feeling of the citizens prior to Town Meeting, and emails for or against this approach will help. Email Fincom (fincom@acton-ma.gov), BOS (bos@acton-ma.gov), ALG (ALG@acton-ma.gov), SC http://ab.mec.edu/about/members.shtml).
Clint Seward is an Acton citizen of more than twenty years and can be reached at cseward@verizon.net.
Representative Property Taxes for Ten Communities
| Community |
1. Average Home Value $ |
2. Average Tax Bill $ |
Tax Burden (2. /1.) |
| Acton |
523,109 |
8,051 |
1.51% |
| Belmont |
767,676 |
8,652 |
1.29% |
| Boxboro |
565,638 |
7,998 |
1.41% |
| Carlisle |
825,035 |
10,610 |
1.29% |
| Concord |
922,373 |
9,740 |
1.05% |
| Harvard |
627,618 |
7,958 |
1.27% |
| Lexington |
701,925 |
8,788 |
1.25% |
| Littleton |
409,101 |
5,163 |
1.26% |
| Westford |
467,844 |
6,268 |
1.34% |
| Winchester |
773,245 |
8,173 |
1.06% |
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| Source: Massachusetts Department of Revenue |
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