Property Assessments Soar, But Tax Burden Should Remain Steady, Officials Say

Southington GIS Map of downtown and points west TIGHE & BOND IMAGE

Municipal revaluation is the process of updating the values of all real estate holdings in a given town. Connecticut law requires that each town in the state conduct a revaluation every five years – and that every tenth year, the revaluation involve a personal inspection of each property. This requirement aims to ensure that each town’s ‘grand list’ – a document that lists the values of all real estate holdings, as well as vehicles and business equipment – stays up to date and accurate. This is not just a matter of tidy bookkeeping: as Board of Finance Chair John Leary stresses, it is designed to make sure that the taxes on those properties are being fairly assessed.

This year Southington was required to undertake a tenth-year revaluation. The first signs of the effort became visible over the summer, when reports sprang up on social media of unknown individuals taking photographs of residential properties. In the vast majority of cases, the individuals in question were employees of Municipal Valuation Services, the vendor hired by Southington to conduct its revaluation. Part of that job involved sending out inspectors to verify all the details of the property record that are visible from the outside.

After collecting and compiling all relevant information, Municipal Valuation Services created an estimate of the market value of every property, then calculated from that its assessed value, which is 70 percent of the market value.

That work is now complete. This week Southington property owners should begin receiving notices in the mail from Municipal Valuation Services that show, among other things, the assessment made five years ago, along with a new, preliminary valuation.

The new valuations are likely to look very different from the old ones. While specifics are not yet available, everyone expects the assessed values of most real estate properties in Southington to have risen sharply.

Town Officials: Don’t Panic

Since 2020, the average market value for residential properties in the state of Connecticut has risen by about 58 percent due to a variety of factors, including increased demand and a shortage of new supply. This increase has been a source of acute frustration for first-time home-buyers, who have found it challenging to find a place they can afford. Conversely, many property-owners, especially those with significant equity in their homes, have watched their net worth climb.

Yet the increased valuations can also be a source of worry for property owners. After all, if a home’s value soars while local property tax rates stay the same, one would expect the tax bill to soar as well.

The governing body tasked with preventing such a tax spike is Southington’s Board of Finance. Members of the Board are committed to keeping the tax bills for properties that have not changed much in the past five years close to what they had been. “We all live in Southington,” says newly-elected Board member Katie Wade, “and we all want to keep taxes as low as possible, especially for seniors and people on fixed incomes.”

The way the Board can do this is by changing the mill rate. A town’s mill rate is just the tax rate for properties multiplied by 1,000. Southington’s current mill rate, 32.8, represents a tax rate of 0.0328 – that is, 3.28 percent. Each spring the Board of Finance decides on a mill-rate for the coming fiscal year. When property values rise, the Board can trim the rate to keep tax bills in check. For example, if the total value of Southington’s real estate grew by 100 percent and nothing else had changed, the Board of Finance could keep tax bills and tax revenue the same simply by cutting the mill rate in half.

“Even with revaluation, the Town is not looking for one penny more in taxes,” Leary says. “We are only trying to get out of that mill rate the same amount that we got last year.”

What Could Change

In fact, the actual process for setting the rate is bit more complicated – something which makes it hard to estimate at the moment what individual tax bills will look like in the fiscal year 2025-2026.

For one, when the Town government works on its finances, it decides on its budget first, and only then determines how to finance it. If a budget is approved that is larger than last year’s, then, assuming there is no additional revenue from vehicle taxes, fees, grants, state aid, or borrowing, and assuming the Town does not draw on its cash reserves, the difference must be made up by an increase in the mill rate. The way to keep property taxes down is not to advocate for a specific rate, Leary says, but to keep spending low. Both Wade and Leary encourage residents to attend Board of Finance meetings (including the next one on December 10) to learn more about the process and make their voices heard.

Secondly, while the Board of Finance has the power to keep the town-wide tax burden steady, it has no control over the valuation of individual properties. The point of a municipal revaluation is to see what changes to a property, if any, have occurred that might affect its market value. New outbuildings or additions, for example, can cause the value of a home to increase faster than the market average and result in a correspondingly larger tax bill; the opening of, say, a hazardous waste treatment facility next door might lead to a decrease in value and thus a lower bill.

Furthermore, revaluation is meant to take into account market trends. Housing types that are in demand, such as apartment buildings, may see an above-average increase in their market value. By contrast, the market for commercial estate has been relatively soft ever since the pandemic accelerated the trend toward remote work; it is possible, though again not assured, that once the new mill rate is set, the tax bills for some commercial properties may hold steady or even dip slightly.

One final wild-card is the amount of new development that has occurred in town over the past few years. If the construction of new housing and the opening of new businesses increases the grand-list without adding unduly to the town’s expenses, then, assuming everything else remains the same, the tax burden on residents should be reduced.

How To Appeal

The Town of Southington offers the following advice for property owners who wish to appeal the new assessments on the grounds that they are too high. As the statement implies, the burden is on the property owner to prove that the appraised value is too high by bringing forward objective evidence, meaningful comps, or expert opinion. It also sets a deadline for appeals, December 12, which is fast approaching:

“Municipal Valuations Services LLC (MVS), the firm conducting the Town's 2025 revaluation, will offer informal hearings for property owners wishing to discuss their new assessments. A change in value will be considered only if the owner demonstrates that the appraised value exceeds current market value. A recent independent appraisal is the strongest evidence.”

“Hearing officers may discuss market value only. They cannot discuss tax rates or estimated tax bills.”

“Hearings are by appointment only and must be scheduled no later than December 12, 2025.”

“Appointments may be made by calling (203) 292-5500, Monday through Friday, between 9:00 a.m. and 4:00 p.m., or by scheduling online at the website provided in the assessment notice.”

“Property owners with questions about the notice or the revaluation process are encouraged to participate in the informal hearing process or contact the Assessor's Office for additional information.”

Representative Poulos Launches Re-election Campaign

Chris Poulos with Art Secondo and John Barry PHILIP THIBODEAU PHOTO

At Domenic and Vinnie’s Pizza on Thursday night, a crowd of about 60 friends, family and other supporters gathered to witness the launch of State Representative Christopher Poulos’ re-election campaign.

For the past three years, Poulos has been the representative for Connecticut’s 81^st District, which covers the lower half of Southington, including all parts of town south of a line that runs through Prospect Street, West Street, Hart Street, Route 10, Hobart Street, Flanders Street, and Berlin Street.

This will be Poulos’ third run for the office. His first race, against current Town Council member Tony Morrison, drew national attention after it was decided by a single vote.

Poulos describes himself as a ‘blue dog’ or moderate Democrat whose strength lines in his ability to establish good relationships, not just with other members of his party, but with politicians from across the aisle. In a gesture of bi-partisanship, he received speeches of endorsement at Thursday’s event from local journalist and town promoter Art Secondo, a registered Republican, and John Barry, a former Democratic chair of the Town Council.

Secondo in his speech praised Poulos, not just for securing state funding for projects like the construction of the new library, but for showing up so many local community events. “I can’t believe how many places he goes to!,” he told the crowd.

Barry offered his own take on the candidate: “What I like to say about Chris is that his number one priority is the people of Southington. And every vote he takes in Hartford is with that in mind. Chris represents his constituents in a thoughtful way, he is courageous in his actions as a public servant, and he is intellectually curious. He is always learning, and wants to learn what people have to say. What’s he’s been able to deliver for Southington is amazing.”

Poulos’ recent ascent has been a boost for the local Democratic Party, which must compete in a town where registered Republicans outnumber Democrats. Dave Zoni, who represented the 81^st District from 2013 to 2017, remarked, “We were in a political desert for a few years because we didn’t have anyone from the Democrats in Hartford. It’s a fantastic thing if you’re able to do it, because the greatest thing about being a representative is that you can help people.”

For Poulos, the decision to run again was not a difficult one. “I think we’ve done some great stuff,” he said. “We have more work to do. I’ve had the support and encouragement of my family. I think I add value at the Capitol as a member of the moderate caucus. And I like what I’m doing.”

Poulos talking to a supporter DAWN ANASTASIO PHOTO

The campaign launch doubled as a birthday party for the candidate, who just turned 51. In addition to serving as State Representative, for which he is compensated $43,600 a year, Poulos has for many years been a Spanish-teacher at Joel Barlow High School in Redding, Connecticut. He was chosen Connecticut Teacher of the Year in 2007, and inducted into the National Teachers Hall of Fame in 2022.

The next step for his campaign is to secure enough donors and donations to qualify for public financing. The total donation amount required by law is $5,800, although candidates typically aim for a sum closer to $7,000 in case any contributions are disqualified by the State Election Enforcement Commission, which oversees the program. Candidates for State Representative are also required to obtain donations from at least 150 residents in their district. A candidate who meets both criteria and qualifies for public financing turns that money over the Commission, and receives in return a sum of $36,500 which can be used for campaign expenses.

After that comes the work of door-knocking, which involves going to people’s homes to hear their concerns and make the case for his candidacy.

How many doors does Poulos expect to knock on this time? “My first campaign, I did 5,300, my second campaign, I did 9,000. I don’t think I’ll do any less this time around.”

Poulos with birthday and campaign paraphernalia DAWN ANASTASIO PHOTO

Town Tweaks Rules to Promote Senior Housing

Newly sworn-in P&Z members Mike Goodrich, Susan Locks, Justin McGuire, Steve Walowski PETER PROHASKA PHOTOS

Southington’s Planning and Zoning Commission kicked off its November 18 meeting with the swearing-in of newly-elected members Mike Goodrich, Susan Locks, Justin McGuire and Steve Walowski. Walowski was then elected Chair, Todd Chaplinsky Vice-Chair, and Robert Britton Secretary, all by unanimous votes.

As the Commission turned to a busy agenda, some familiar faces were present to usher in the term. Longtime Planning and Zoning Chair Robert Hammersley, who recently spoke to the Outsider about his public service career, came before the Commission in his new role as a private citizen to advocate in favor of proposed changes to Southington’s zoning regulations. He said the main goal of the changes was to make it easier to build affordable housing for seniors. Following a public hearing, the zone text amendment was unanimously approved by the commission.

Southington zoning regulations allow for age-restricted (55 years old and up) cluster housing in what are known as ARCHZ zones. The change makes it possible to build on lots between three and five acres, where five acres were required formerly. By lowering the minimum lot size and allowing for attached units in certain zones, Hammersley said he hoped more duplex units could be built, saving costs for developers and making way for more affordable housing.

Hammersley described concerns he heard over his time on the Commission regarding Southington’s ageing population and the desire of many residents to “age in place.”

In a memo, Town Planner David Lavallee touted the need for flexibility. Allowing for single-family or duplex housing “further(s) the opportunity for diverse housing types,” called for in the Town’s Plan of Conservation and Development.

Local developers Sev Bovino, Tony Denorfia and Mark Lovley also testified in support of the zone text change, while others in town expressed support in letters.

Lovley explained that he collaborated with former Southington Town Planner Robert Philipps back in 2017 to craft this regulation.

“I had so many seniors calling my office or coming to see me saying ‘can you design something that is a ranch-style home, we want to downsize,’” Lovley said. He added that construction costs had increased in recent years by as much as $90,000 per house, while the cost of building new roads had gone up 100%. These factors took the average cost of a new home from $359K to $519K, while many people are looking for homes in the $300K range.

Allowing for duplexes, Lovley claimed, could increase the density on a three-acre parcel from 10 homes up to 15, with two affordable units versus one. Given the lower costs associated with duplexes, Lovely said he could likely build an 1,100 square feet, two-bedroom, one-bathroom, one-car garage home with a $300K price tag.

“People don’t mind having a neighbor if you can save $75,000 on your cost,” Denorfia noted.

Some suggested that the changes did not go far enough, calling for similar flexibility in all the ARCHZ zones, both smaller and larger lot sizes. “That’s where you’re going to get the most cost savings. You’re going to have less roadway, less impervious area, probably more open space, as long as you keep the density as it is,” said Denorfia.

Practical concerns limit the impact of the changes, however. Lavallee mentioned that there were only about three lots of the three-to-five acre size available in Southington. And as Lovley said, for himself and his fellow developers “there’s only so much we can pay for land” to make a development feasible.

Following another public hearing, the Commission also gave unanimous approval to a proposed re-development for a restaurant at 5 Atwater Street.

Jim Kollcinaku, who runs Pizzeria Napoletana in Prospect, is looking to renovate the 6,300 square feet building at the corners of Marion and Atwater. The lot backs up to the Eight Mile River, and project engineer Stephen Giudice explained to the Commission that parking for employees would be located at a separate lot, reachable via sidewalk.

The current building at 5 Atwater

Commissioners had minor concerns about traffic, landscaping and lighting but granted approval with some stipulations. Only right-hand turns will be allowed from the site while a lighting system to provide safety for employees traveling to their vehicles will also be added.

The next meeting of the Planning and Zoning Commission is scheduled for December 2.