Tag Archives: tax base

Alton, N.H. Property Tax Assessment Values Recalculated — Statistically. Ours, Of Course, Went Up.

Anura Guruge, June 8, 2013.

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Anura Guruge


Related posts:
0/ Alton: Rate Down 1.75% … — Nov. 30, 2013.
1/ N.H. 2013-2014 tax comparison — Nov. 9, 2013.
2/ Alton 2013 – 2014 tax rate — Nov. 8, 2013.

++++ Search on ‘tax’, ‘Alton’ & ‘property’ for other posts >>>>


Alton, N.H. in 2013 – 2014
is again 23rd lowest …


We got a letter today with our new, HIGHER assessment. C’est la vie. 

Given that we have a rather modest house — and as I said in a recent post I have seen local photographers with cameras worth more than our house — our assessment isn’t that bad.

Just a heads up.

The new 2014 – 2015 rates will come out towards the end of November 2014. They will GO UP. Of that there is no doubt or need for debate.

Enjoy.


Alton, N.H., 'Halfmoon Lake', June 2014.

Alton, N.H., ‘Halfmoon Lake’, June 2014.


Alton, N.H. Property Taxes Due Today, December 17, 2013 — IF You Bother To Pay Property Taxes.

Anura Guruge, June 8, 2013.

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Anura Guruge


Related posts:
0/ Alton: Rate Down 1.75% … — Nov. 30, 2013.
1/ N.H. 2013-2014 tax comparison — Nov. 9, 2013.
2/ Alton 2013 – 2014 tax rate — Nov. 8, 2013.
++++ Search on ‘tax’ for other posts >>>>


Alton, N.H. in 2013 – 2014
is again 23rd lowest …


altontaxday2013II

I already paid mine.

As I have mentioned before, to my utter bewilderment,
Alton’s in its infinite wisdom and unbelievable largess
does NOT maintain a Tax Delinquent list!

That would also mean they don’t go after those that don’t pay taxes.

Wow.

I just guess I was brought up wrong.

I kind of have a very true and trusty moral compass
when it comes to what is right and what is wrong,
what one’s civic duties should be
and the importance of maintaining your credibility.

James Michener in his autobiography says something along the lines
“I always considered it a PRIVILEGE to have to PAY taxes …”
and the profoundness of that statement is worth pondering
because that is what I have also always felt about paying taxes.

If I was homeless (as I have been) and had no income
I too would not have to pay any taxes.

Whether you like it or not, whether you stand on your head or not,
you, even in this country, this state and this town,
only have to pay taxes on what you own
and what you make
(after the due exemption).

So I don’t begrudge my taxes
because it means that I still have SOMETHING
to pay taxes on.

I gather, and I could be wrong,
that some of the Alton Central School (ACS)
Board Members don’t pay Alton taxes
— and , of course, there is no requirement for them to do so.
There job is to tell those that pay that they should pay more.
Bully for them.
But they never appear to have had a moral compass.

Happy Tax Day
IF this applies to YOU.


Alton, N.H. Property Tax 2013 – 2014: Rate Down 1.75% BUT Tax Base UP 1.14%. So Overall Alton Tax Only Went Down 0.64%

Anura Guruge, June 8, 2013.

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Anura Guruge


Related posts:
1/ N.H. 2013-2014 tax comparison — Nov. 9, 2013.
2/ Alton 2013 – 2014 tax rate — Nov. 8, 2013.
++++ Search on ‘tax’ for other posts >>>>


Alton, N.H. in 2013 – 2014
is again 23rd lowest …


So this is the total picture
— albeit still not taking into account tax delinquents.

Yes, of course, individual Alton taxpayers only really care about the rate.
And yes it is down.

But, we should also keep an eye on how much tax the town is SUPPOSED to collect.

Click to ENLARGE. From my 'magic' Excel spreadsheet.

Click to ENLARGE. From my ‘magic’ Excel spreadsheet.


NH Town Tax Rates: Comparing The Rate Of One Town With That Of Another Is Meaningless!

Dec2013x125

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by
Anura Guruge


A FEW Pertinent Posts:
  +++++ do a SEARCH (>>>>) on ‘Tax’ for others’ >>>>>
1. NH Property Tax Comparison — Nov. 26, 2012.
2. Alton, NH: 23rd Lowest Tax Rate — Nov. 26, 2012.
3. Alton, NH Property Tax ‘Impact’ Has Gone Up 4% Since Last Year
>>Nov. 28, 2012.

4. Alton Tax Base Went Down for 3 reasons — Dec. 18, 2012.


Given that one of my pictures is worth 360 words written by me, I hope this picture alone explains everything.

Given that one of my pictures is worth 360 words written by me, I hope this picture alone explains everything.


In the last month of so I have been getting 40 hits a day on my NH property tax posts. Thank you. I am glad I can be of help.

I guess folks have started getting their new mortgage rates for 2013 and have finally come to terms with what is happening with property tax rates.

There is, however, a key point that I am not sure that I have still managed to get through.

In NH, comparing the tax rate of one town, say Alton, with another, say Franconia, is meaningless and pointless.

Why? Because the tax rate is dependent, tied at the hip, to the property values of that town.

There are no standardized property values — and there can never be such a thing, because property values have to, in some form, reflect market demand and market prices.

Hence, the above example. Same house. Different assessed values. [This is a hypothetical example. I do not know exactly what the assessed value will be in Francoina. Just a guess.]

So it doesn’t matter that Franconia’s tax rate is $2.24 per $1,000 assessed value higher than Alton.

The tax bill in Franconia will be lower than Alton.

I don’t know why but people always overlook this tax rate ≈ assessed value relationship. It is an inviolable. Tax rate by itself means diddly.

In the end it is all a question of the town’s budget. They have to set the tax rate based on their property base.

So there is no point going on about the tax rate of one town versus that of the other. Just doesn’t work.

Hope this helps.

Digging Into What Is Happening To Alton, NH Tax Base. Gone Down $180 Million Since 2008.

Dec2013x125

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by
Anura Guruge


Related posts:
[do a SEARCH (>>>>) on ‘Tax’ for others’]
1. Alton, NH Property Tax ‘Impact’ Has Gone Up 4% Since Last Year
>>Nov. 28, 2012.

2. Alton Tax Base Went Down for 3 reasons — Dec. 18, 2012.



I had looked at this once before in mid-December 2012 using data I got online from the State.

This week I went and got some data from the Town. Thanks, folks. That was excellent.

This is what they gave me.

Click to ENLARGE.

Click to ENLARGE.



I can’t look at numbers unless I throw them into a spreadsheet and do a bit of crunching.

I did that.

This is what I got.

Click to ENLARGE.

Click to ENLARGE.



I have been paying property taxes in NH for 27 years — sometimes in multiple towns. I know how it works quite well.

In 1987 I nearly got lynched in the town I was then living in. They had got a brand new, computer system to do their taxes — their first foray into computers. They had a glitch in it which precluded them from sending out the tax bills. The bills were 3 weeks late. I happened to go to the Town Hall to register a car (or something) and was told about the problem in passing. I fixed it in about 10 minutes. The bills went out the next day! The word got out that that ‘brown guy’ who had mysteriously appeared in town (and who worked for some computer company in MA) had fixed the system. But, the Town Hall, especially the Tax Collector, and all who got paid from the town (like the police), loved me ever since.

In NH, the tax rate and the tax base are connected not just at the hip, but from top to bottom.

Lets say that by some miracle a Town managed to operate on a flat budget over a number of years. If, however, despite the flat budget the tax base went down — the tax rate has to go up to make up for it. If the tax base goes up, the tax rate goes down — provided the budget doesn’t change.

It is a titer-totter.

In NH, a Town’s tax rate by itself tells you diddly! It has to be coupled with the tax base — and the formula used to assess property in the town

Take Concord. They have a higher tax rate. I think $24 per thousand. That doesn’t however mean that they pay 1.75 times more in property taxes than Alton. Why? Their assessed value on homes is less. You now have to factor that in. If you take a house assessed at $200,000 in Concord and put it on my lot in Alton (in place of this house), it won’t be assessed at $200,000 in Alton! That is the titer-totter. The snakes-and-ladders as we properly call it back home (and we invented the game).

To me this is but intellectual curiosity. No axe to grind. I have learned over the years not to get excited about changes in a Town assessed base or tax rate. If one goes down the other will go up. C’est la vie.

Alton, NH Tax Base Went Down For 3 Key Reasons — Necessitating The ‘Large’ Increase In The Tax Rate.

Anura Guruge, laughing, picture November 16, 2011.

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..by Anura Guruge

Just a few of the related posts:
[do a SEARCH (>>>>) on ‘Tax’ for others’]
1. Alton, NH Property Tax ‘Impact’ Has Gone Up 4% Since Last Year
>>Nov. 28, 2012.

2. Alton, NH Property Tax Rate: 23rd Lowest In State! I Am Humbled …
>>Nov. 26, 2012.

3. Alton, NH Property Tax Rate: Highest It Has Been In Last 5 Years
>>
Nov. 19, 2012.


Click to ENLARGE. Comparison of Alton’s tax structure for the last 6 years — from the Alton Town Web site. Note that the ‘Town Valuation’, i.e., tax base, has gone down.


A typical 'mobile' home valuation in Alton -- this is one of the nicer 'parks'.

A typical ‘mobile’ home valuation in Alton — this is one of the nicer ‘parks’. Click to ENLARGE.


Alton Christian Conference Center fire on April 13, 2009 — Easter Weekend [which we witnessed.]


Yesterday was ‘Tax Day‘ in Alton. I dutifully trudged up the stairs and wrote a check. It was around 4pm. It wasn’t busy, but I saw two others coming in with their taxes. Yes, I do know that most pay by mail or have it paid directly by their mortgage holder.

As promised I did, however, dally around and make some discreet (by my standards) inquiries as to what happened to our tax base. Yes, the tax base did go down — as is very clear from the above table.

It appears there were three main reasons for this decline, which in turn forced the Tax Rate to go up because the requisite money has to be collected somehow. The 3 reasons why the base went down were as follows:

1/ Some high-end properties [read ‘waterfront‘] had (by now) unrealistically high (pre-2007) valuations.

2/ A major drop in the value of ‘mobile’ homes. [Anybody who follows the local property market would attest to this. Nonetheless, I went and did some checking using our online ‘Appraiser Valuation’ database. Wow. $62K for a nice, big, well maintained ‘mobile’ — which I think was on the market a few years ago for upwards of $100K. Wow.]

3/ The large number of building that were lost in the 2009 Christian Conference Center fire. The taxes associated with these buildings are gone. Hhhmmm.

I also found out that nobody had said a word about the higher tax rate — confirming my belief that Alton is a very rich town.

Alton, NH Property Tax ‘Impact’ Has Gone Up 4% Since Last Year, 14.2% Since 2007.


Anura Guruge, laughing, picture November 16, 2011.

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by Anura Guruge


Related post:
>> Alton, NH Property Tax Rate: 23rd Lowest In State! … Nov. 26, 2012.
>> Alton, NH Property Tax Rate: Highest It Has Been In Last 5 Years.
>> 29.4% Rise Since 2007 — Nov. 19, 2012.
>> Alton, NH Property Tax Rate ‘2012’: $13.68/1000 Assessed Value
>>Nov. 14, 2012.

>> Did All Alton Property Assessments Go Up 7% — August 11, 2012.


Here are the actual numbers:

Click to ENLARGE.

What I wanted to establish, for Alton, was the real tax impact, i.e., the increased total tax rate against the change in property values.

That, as anybody who follows NH property tax will tell you is the only way to get a true read.

For 2012 – 2013, following the latest reevaluation of property prices, the total taxable property value base for Alton went down; albeit it, at -0.6%, by not that much, though it is the lowest it has been since 2007.

So, realistically the total tax rate had to go up to compensate for that. That is how it works. That meant the total tax rate had to go up at least 0.6% to maintain par.

The problem is that the Total Tax Rate went up 4.7% — the town portion & the school portion both going up.

Compared to 2007, the tax impact in Alton has gone up 14.2%.

On our road, THE best maintained dirt road in NH, the 21 properties saw an average tax increase (per property) of $352.34 from 2007 to 2012. Maybe that is par for the course. All I know is that my taxes have gone up. I guess most people in Alton don’t really care. It is but mere bagatelle to them no doubt given that Alton is a rich town. I just wanted to see how things stacked up. Since I do it all in Excel, cutting and pasting the data from the State Website, it doesn’t take me long and it makes sure that I keep my Excel skills polished.

The one thing I really would like to find out is how Alton lost $9.2 million in overall property value when most values, as far as I can see, went up. It could be that the default rate has increased. IF I can muster enough courage I will try to broach the subject when I take in my check for the taxes in a couple of weeks. Happy holidays.