Real Estate & Property Tax Abatement Filing Deadline

This is a reminder that all abatement applications for FY22 Real Estate and Personal Property taxes must be postmarked or clocked into the Assessor’s office by February 1, 2022 at 4:30 PM; otherwise, the Board of Assessors has no legal authority to consider your application.  FedEx, UPS or other delivery service date stamps are not legal postmarks by state law.  Abatement applications mailed to the Collector’s office with tax bill payments that do not reach the Assessor’s office by the deadline date and time are also late and cannot be legally considered by the Board of Assessors. The Board of Assessors has no discretion to consider an abatement that is not legally filed.

(a) Unless your property has data errors that have resulted in a higher value than it should have, the evidence on abatement applications must be in the form of sales of similar properties in a similar location; or, if you own an income-producing property, in the form of 3 complete years of your actual income and expense data showing a net operating income result each year, without taking out depreciation, debt service or taxes. The sales must also come from the same time period that the assessing department had to use to establish the values. For FY22, sales from 1/1/2020 through 12/31/2020 were used to set values for single family homes & condominiums. Commercial, industrial, & vacant land sales were taken from 1/1/2019 through 12/31/2020 due to the low number of sales in 2020. Sales outside of those dates are not allowed as abatement evidence since the assessor did not have those sales to use to set the FY22 values. A minimum of 3 similar property sales is best. Your chosen sales should support the total taxable value (land & improvements) of your property. Once you have chosen your sales, you must also submit your opinion of value that you wish the Board of Assessors to consider. If no opinion of value is included, or is not supported by sales, it is almost certain you will receive a denial because once assessments are approved by the Department of Revenue each year, they are legally deemed correct and all the burden of proof otherwise is on the taxpayer.

b) The Board of Assessors has 3 months from the date you submit your abatement application to make a determination. If you feel you have additional evidence that was not included with your original abatement filing for some reason, you may request in writing to attend the Board Meeting where your abatement is scheduled to be heard, however, a personal appearance before the Board to rehash evidence already submitted seldom results in a different decision. The Board will allow 10-15 minutes per taxpayer to present additional evidence but they will not render a decision to you at the meeting. Notice of the decision will be sent like all other abatement requests. Once they’ve decided, the assessing staff has 10 days from the date of the decision to mail a notice of their decision to the taxpayer.

c) If you feel you have not gotten a fair review of your property’s value by the Board of Assessors, you may further appeal the valuation to the Appellate Tax Board (ATB), which requires a filing fee. The instructions for filing such an appeal will be outlined on the certificate form mailed to you after the Board’s decision is made. All hearings with the ATB take place at 100 Commonwealth Avenue in Boston and usually will take approximately a year to be scheduled from your application. The same type of evidence that the Board of Assessors requires will also be required for the ATB’s consideration.

Town Seeking Volunteers for Local Comprehensive Planning

The Town of Barnstable is updating its Local Comprehensive Plan (LCP). The LCP will set out a vision for growth and development, land use, infrastructure, and resource protection for this distinctive community and its seven villages, as well as a targeted action plan to guide the Town’s future work and resource allocation. 

The LCP’s development will be steered by a Local Comprehensive Planning Committee (LCPC). The purpose of the Committee is to better facilitate and communicate the planning process, and engage the greater community in the planning effort.

The Town is seeking volunteer members for this important committee.

Selected members will be asked to participate in a two-phase process that will take place over the next two years, with regular meetings (virtual and/or in-person) with the Committee and the community. A committee member should expect to commit to a minimum of monthly evening meetings during that time. The Committee will be responsible for establishing the planning process, including the public engagement plan, and developing and recommending a draft Local Comprehensive Plan to the Town Council.  The Committee will be supported by Town staff and an outside planning consultant, as directed by the Town Manager.

Please complete the application online at the Barnstable Local Comprehensive Plan website HERE and email it to BarnstableLCP@town.barnstable.ma.us; or print and return to the Town Manager’s Office at 367 Main Street, Hyannis by the end of business on February 21, 2022.

Applications can also be found at each of the seven village libraries, the Hyannis Youth and Community Center, and the Barnstable Adult Community Center.

The Committee shall be constituted and appointed by the Town Manager.  Due to the importance and far-reaching impacts of the work to be undertaken by the Committee, the Town Manager will request that all appointments to the Committee be ratified by the Town Council.

The following will be considered when selecting appointees:

  1. The Committee shall include residents from each and all of Barnstable’s seven villages. 
  2. In addition to No. 1 above, resident representation from Boards/Committees/Commissions, including but not limited to the following will be prioritized:
    1. Planning Board
    2. Conservation Commission
    3. Historical Commission/Old Kings Highway/Hyannis Historic
    4. Housing Committee
    5. Board of Health
    6. School Committee
    7. Airport Commission
    8. Zoning Board of Appeals
    9. Youth Commission

Should representatives from any of the above-stated Boards/Committees/Commissions not be identified, consideration shall be given to appointing residents (in addition to No. 1 above) with subject matter expertise in a similar field.

  1. The committee should include a resident who represents the Town of Barnstable business community.
  2. Subject matter expertise or experience, which may include professional or volunteer background, in priority issue areas, including land use, transportation, water quality, public infrastructure, housing, economic development, environmental protection, historic preservation, climate change, public health is preferable.
  3. The committee should include representation of the various demographic groups present in the Town of Barnstable.

Please direct questions to BarnstableLCP@town.barnstable.ma.us with LCP Committee in the subject line.

High Wind Warning

URGENT - WEATHER MESSAGE
National Weather Service Boston/Norton MA
354 PM EST Sun Jan 16 2022

MAZ007-015-016-019-022>024-171000-
/O.CON.KBOX.HW.W.0002.220117T0600Z-220117T1700Z/
Eastern Essex MA-Suffolk MA-Eastern Norfolk MA-
Eastern Plymouth MA-Barnstable MA-Dukes MA-Nantucket MA-
Including the cities of Gloucester, Boston, Quincy, Plymouth,
Chatham, Falmouth, Provincetown, Vineyard Haven, and Nantucket
354 PM EST Sun Jan 16 2022

...HIGH WIND WARNING REMAINS IN EFFECT FROM 1 AM TO NOON EST
MONDAY...

* WHAT...Southeast winds 30 to 40 mph with gusts up to 65 mph
  expected. Highest winds from outer Cape Cod to Cape Ann.

* WHERE...Eastern Essex MA, Suffolk MA, Eastern Norfolk MA,
  Eastern Plymouth MA, Barnstable MA, Dukes MA and Nantucket MA
  Counties.

* WHEN...From 1 AM to noon EST Monday.

* IMPACTS...Damaging winds will blow down tree limbs and power
  lines. Power outages are possible. Travel will be difficult,
  especially for high profile vehicles.

PRECAUTIONARY/PREPAREDNESS ACTIONS...

People should avoid being outside in forested areas and around
trees and branches. If possible, remain in the lower levels of
your home during the windstorm, and avoid windows. Use caution if
you must drive.

High Wind Warning

URGENT - WEATHER MESSAGE
National Weather Service Boston/Norton MA
258 AM EST Fri Jan 14 2022

MAZ022>024-142100-
/O.CON.KBOX.HW.W.0001.220114T1600Z-220115T1000Z/
Barnstable MA-Dukes MA-Nantucket MA-
Including the cities of Chatham, Falmouth, Provincetown,
Vineyard Haven, and Nantucket
258 AM EST Fri Jan 14 2022

...HIGH WIND WARNING REMAINS IN EFFECT FROM 11 AM THIS MORNING TO
5 AM EST SATURDAY...

* WHAT...North winds 40 to 50 mph with gusts up to 70 mph
  expected.

* WHERE...Dukes MA, Nantucket MA and Barnstable MA Counties.

* WHEN...From 11 AM this morning to 5 AM EST Saturday.

* IMPACTS...Damaging winds will blow down trees and power lines.
  Widespread power outages are expected. Travel will be
  difficult, especially for high profile vehicles.

PRECAUTIONARY/PREPAREDNESS ACTIONS...

People should avoid being outside in forested areas and around
trees and branches. If possible, remain in the lower levels of
your home during the windstorm, and avoid windows. Use caution if
you must drive.