Listers determine the fair market value of Woodbury’s taxable property, and maintain the town’s Grand List, which is compilation of taxable property.
Woodbury’s three Listers are elected at Town Meeting for staggered terms of three years.
The town’s Grand List is the basis for determining annual property taxes for Woodbury property owners. The Grand List is a public document and available at Town Office.
Available online are:
• Woodbury Property Tax Maps
• Vermont Parcel Viewer (an interactive site for viewing property throughout Vermont)
Reappraisal
Vermont has mandated that all towns reappraise their property, with a goal of having consistent property valuations throughout the state. Woodbury has contracted with an outside appraisal firm for this work, which is scheduled for 2028.
Town of Woodbury Reappraisal 2028 / 2030 – FAQs
Why is the Town of Woodbury having a reappraisal of all properties?
On December 15, 2023 – the VT State Legislature passed Statute 4041a – State of Vermont Reappraisal Statute which states:
Act 68 of 2023 requires ALL Vermont towns to reappraise every six years starting in January 2025, unless a longer period is approved by the Director of Property Valuation and Review (PVR). It repealed the former statute that required reappraisal orders based on the Common Level Appraisal (CLA).
The Common Level of Appraisal is the total education property value (value on a single property) divided by the equalized education property value (combined all property values). Vermont law requires property to be assessed at 100% of its fair market value. Woodbury’s current CLA is 100%.
The purpose of a property reappraisal is to ensure that every property taxpayer is paying no more or no less than their fair share of property taxes. The State uses this process to equalize education taxes statewide.
When was the Town of Woodbury’s last property reappraisal?
The last reappraisal was completed in 2007. When the Woodbury reappraisal starts in 2028, it will have been 21 years.
When is the Town of Woodbury’s property reappraisal scheduled to begin?
The Town of Woodbury has contracted with NEMRC to complete a reappraisal of all properties in Woodbury, starting in 2028 and ending for the 2030 tax year.
Changes to property values would be seen at completion of the reappraisal in 2030-2031.
Who is doing the Town of Woodbury reappraisal, and who is paying for it?
The New England Municipal Resource Center, Ltd (NEMRC) is the technology and management organization who provides services to municipalities, schools and non-profit organizations. The Town of Woodbury currently uses and receives support on NEMRC software.
NEMRC has been contracted to complete the Town of Woodbury reappraisal, and The State of Vermont per the Statute, mandates that each municipality shall be paid per grand list parcel from the State General Fund to be used for reappraisal and costs related to the reappraisal of its grand list properties and for maintenance of the grand list.
If my property assessment changes dramatically, do my taxes increase by the same amount?
NO. Even if your property assessment doubled, that does not mean your taxes would double. REMEMBER the total Grand List will change as well. Any increases in taxes due will be equalized by the Grand List so everyone will pay only their portion. Based on the actual value of your property, no longer affected by high value neighboring properties.
Do I have to allow the appraiser on or in my property?
NO. In the State of Vermont, you have the legal right to refuse access to your property for an inspection by an Assessor. However, the Assessor would then be required to follow State statute and value your property to the best of his/her ability without seeing the grade, condition, updating, improvements or deterioration.
*NOTE: Appeals to the Board of Civil Authority require a full inspection of the property in grievance.
Can I appeal the new value that is placed on my property?
YES. Before the Town Lister’s file the Grand List, you will be able to file for a grievance hearing. There will be a week(s) set aside when the grievance hearings will be held. You must request a grievance hearing within the grievance period set. You may bring information supporting a different value. You and the Assessors/Listers will discuss this information and any other factors relevant to your hearing. You will be notified by mail of the decision made. A second grievance hearing may be requested before the Board of Civil Authority.*
More information from the Vermont Tax Department is here.
More Questions? Call the Town Clerk/Treasurer or a Lister.