2023 Revaluation Update

State law requires that all cities and towns conduct a revaluation of properties at least every five years.   This is done to ensure that the value of all properties is close to market value, so that the amount taxed to each is fair and equitable.  Auburn is due for its revaluation in tax year 2023, and all property values will be updated to market value as of April 1, 2023.  The town has hired Avitar Associates, Inc., as its contract assessor, and the firm will also conduct the revaluation this year.

Assessment Process

Auburn and Avitar, Inc. use a five-year rotation to ‘measure and list’ each property in town.  For each of the first four years, assessors visit ¼ of the properties and attempt to conduct interior inspections.  Those inspections lead to updates in the records for sizes, features, and conditions of the property.  In the fifth (revaluation) year, Assessing Supervisors drive by each property again to review the data collected in the first four years.  This step is expected in April-May of 2023.  (Properties with building permits and improvements may receive additional visits by assessors during the five-year cycle.)

With the review and update complete, property owners will receive a notice in the mail with the new value.  This is currently expected in June, 2023.  That notice will include access to online information used to set the values, including property and sales data for the entire town. 

Owners with questions or concerns about their property’s valuation will have the opportunity to schedule an appointment to discuss in person or via phone with Avitar representatives after the notices are mailed. 

Owners are encouraged to review data online to be sure that accurate attributes are being used to assess your property.  If the physical data is incorrectly shown, it could lead to an erroneous assessment.  Information used through the 2022 tax year is available online now through the town’s website at:   https://www.auburnnh.us/assessing.

Values, Tax Rates, and Tax Bills

With the real estate market appreciating over the past few years, many property owners will see their property values increase.  However, because values increase, this does not automatically mean that property tax bills will increase.

Taxes are based on the combined budgets for the town, school and county.  That total amount is divided by the overall property value of the town to determine the tax rate.  With the overall value of properties increasing, the tax rate will likely decrease.  

New values will be calculated as of April 1, 2023, and will be used to set tax bills with the “final notice of tax,” or the December tax bill.  June tax bills will use last year’s assessment and ½ of last year’s tax rate, as required by state law.

For additonal information, please see the attached Frequently Asked Questions from Avitar Associates, Inc., and feel free to call the town offices with any questions.