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A revaluation is a systematic process of performing a Market Analysis to determine accurate and equitable values for all taxable and tax-exempt properties within a municipality as of a specific date. The primary purpose of a revaluation is to eliminate any assessment inequities that may have developed since the implementation of the last revaluation (2018). The purpose of a revaluation is not to raise taxes. It is to create an equitable distribution of the tax load.
The Grand List is a listing of all assessed properties in a particular Town.
Buyers and Sellers determine Market Value. The estimated market value of your real property is based on an analysis of the market for the full year prior to the completion of the revaluation project. Your real property’s assessment is based on its estimated fair market value at the time of revaluation.
Appraisers will analyze the recent sales in order to make comparisons and set valuation parameters (models) which will be utilized to estimate the value of properties.
Each property owner will be mailed a notice of the new assessment by the end of November 2023.
Some factors are: location, size, quality of construction, age of improvements, etc.
Your field card contains a detailed list of factors used for your property.
The “Field Card” or “Assessor’s Card” is available in the Assessor’s Office. A summary of your field card can be found online at: https://gis.vgsi.com/madisonct/search.aspx.
Compare your properties to similar properties in your area that sold in the previous year. Your value should be in-line with these sale prices. You can review the field cards for these sales in the Assessor’s Office or a summary of the field cards online at: https://gis.vgsi.com/madisonct/search.aspx.
If you believe that the new estimated fair market value does not accurately reflect the fair market value of your property for the October 1, 2023 Grand List, the first step is for you to contact the Revaluation Company. Included in the November 2023 notice will be instructions on how to schedule an appointment with Vision Government Solutions, Inc. for an Informal Hearing to review your new assessment. A member of the Revaluation Company will go over your property record card with you. No decisions will be made at the time of your hearing. A notice will be mailed to you once your information has been reviewed.
During the hearing, the property owner can voice their concerns. Bring whatever documents, calculations and other evidence you believe correctly determines the value of your property. An appraiser will make the determination as to whether an additional inspection is necessary. Those attending a hearing will receive a notice.
Connecticut State Law provides for a municipal Board of Assessment Appeals. If you feel that your assessment is incorrect for any reason, you have the right to file a Petition to the Board of Assessment Appeals. The petition must be filed in the Assessor’s Office on or before February 20th. The Petition Form will be available online at www.madisonct.org/Assessor (under Assessment Appeal) or in the Assessor’s Office. Only individuals who have completed and filed a timely Petition Form will be granted a hearing before the Board of Assessment Appeals. If an agent represents you, a Notarized Agent Form must be on file with your petition or brought to your hearing. It is recommended (as you did in the Informal Hearing) to bring whatever documents, calculations and other evidence you believe correctly determines the value of your property. The Board may want to schedule a site visit to your property.
Members of the Board are elected for four year terms. There is a five member Board. They are required by law to be electors, or residents of Madison. A current listing of Board of Assessment Appeal members can be found on the Town’s website.
The Board has the authority, by way of a simple majority vote, to change your assessment for a period of one year. Note that this is not a permanent change and you should not expect that it will automatically be repeated next year.
You may appeal the Board’s decision to a Court of Law.
The law requires that the Revaluation Company (and the Assessor) assess/appraise property. As sympathetic as we may be, State Law does not permit us to take matters of hardship into consideration. However, there are Connecticut State Statues that provide tax relief for qualifying persons who are disabled and/or over 65 years of age. There are also other Statutes that provide exemptions for those who are veterans, disabled and blind.
If you have any questions regarding these programs, please call the Assessor’s Office at (203) 245-5652. There is also information available on the Town’s website www.madisonct.org/assessor.
The revaluation will be effective for the October 1, 2023 Grand List. The tax bill you receive in June of 2024 will be based on your new assessment.
During the town budget process, the financial needs of the town are examined on a department-by-department basis. The Board of Selectmen and the Board of Finance arrive at a final budget (which is funded primarily by property taxes). This budget must then be approved by referendum. The Board of Finance then sets the Mill Rate, which is the dollar amount of tax due per $1,000 for assessed property in town.
Pursuant to C.G.S. 12-62a(b) “Each such municipality shall assess all property for purposes of the local property tax at a uniform rate of seventy percent of present true and actual value…”. Your tax bills would be calculated as follows:
Please see examples of tax bill calculations below:
For the Grand List year of 2022, the Mill Rate in Madison was 29.97.
$450,000 x 0.70 = $315,000 x .02997 = $9,440.55 Appraised Assessed Mill Rate Tax Bill
For the Grand List year of 2021, the Mill Rate in Madison was 29.41.
$450,000 x 0.70 = $315,000 x .02941 = $9,264.15 Appraised Assessed Mill Rate Tax Bill
The Mill Rate, for the Grand List of October 1, 2023, will be set in May 2024 after the fiscal year 2024-2025 Town Budget has been approved.
The US Department of Housing & Urban Development (HUD) defines Affordable Housing as housing where the occupant is paying no more than 30% of gross income on housing, including utilities. Households paying more than 30% of gross income on housing are considered “housing or cost burdened”.
States and local governments determine eligibility for Affordable Housing. Commonly, households earning 80% of the Area Median Income (AMI) is the threshold for eligibility. In Connecticut, 80% of AMI is the threshold.
Every year, the US Dept of Housing & Urban Development (HUD) calculates and publishes the AMI for every geographic region in the country using data from the US Census-based American Community Survey.
Per CT General Statute 8-30g, Affordable Housing is defined as:
CT General Statute 8-30g was enacted in 1989 seeking to increase the supply of Affordable Housing in the State of CT. 8-30g requires all municipalities in CT to achieve 10% of its housing stock as Affordable Housing as defined by the State. In towns that have less than 10% Affordable Housing, 8-30g allows a developer to override local zoning regulations and build housing as long as 30% of the units are guaranteed to remain Affordable.
1.68% of Madison’s total housing stock is considered Affordable as defined by Statute 8-30g. (September 2023)
The Area Median Income (AMI) in Madison = $111,900.00 (2023 HUD)
Households earning not more than 80% of Area Median Income (AMI) are eligible for Affordable Housing in Madison.
To not be “housing or cost burdened”, total housing costs are less than 30% of the income of a household earning 80% of the Area Median Income (AMI). AMI in Madison = $111,900.00 (2023 HUD).
TOTAL ASSISTED = 135 = 1.68% of all housing units in Madison
** as of September 2023
Madison taxpayers are able to obtain a vehicle sticker for parking at any of the three town beaches. Taxpayers up to age 64 will be charged $40 for first vehicle sticker and $20.00 for each additional vehicle registered to their name. Seniors age 65 and over shall be charged $10 per vehicle. Veteran’s Discount - one vehicle registered in their name at $10.00 and any additional vehicles will be charged $20.00 each.
A: Yes, as a seasonal Pass holder from the previous year you have an account within our registration system.
Please bring with you the vehicle registration for each vehicle you wish to purchase a sticker for as well as a photo ID of yourself. If the vehicle is not registered in the Town of Madison, you will also be required to show proof of taxpayer status. (Town of Madison Tax Form) To qualify for senior rate you must provide proof of age by driver’s license or birth certificate.
In order to be valid, your sticker must be permanently affixed (not taped) to the inside Driver’s side of your vehicle windshield
Credit cards (Visa, Mastercard, Discover), personal checks, and cash are accepted at the gate.
Absolutely! Daily tags will be sold seven days a week at the Surf Club office.
Resident Daily Rates: Residents $10 per vehicle
Proof of taxpayer status is required. Please show tax bill, car registration, mortgage document, photo ID.
If you do not have a car registered in your name and depend on others to drive you to the beach you may purchase a Caregiver/Senior Non-driver pass that is non-transferable. You must be in the car at the time of use and present a valid photo ID. Tag price $10.00
You may purchase a Nanny Tag. Children must be present when the tag is used for beach parking.
Nanny Tag $40.00, does not qualify for additional family member discount. Limit of one Nanny Tag per family.
Parents, grown children, and other family members who do not reside in Madison, but are staying for the summer do not qualify for resident beach stickers. You may purchase a daily visitor tag, or bring them to the beach in your car.
Although we sympathize with you, a replacement tag will cost $20.00
As a resident you may purchase a $10 daily tag to park at the beach.
If your car will be in the shop for over 3 weeks we will issue a temporary sticker when you bring the sticker from your windshield and the rental car paperwork stating the dates of the rental. When you get your car back, bring in the sticker again and we will reissue a new sticker for your car at no additional cost.
Bring in your old sticker and we will reissue a new sticker for your new windshield at no additional cost. If you are unable to bring the old sticker you will need to purchase a $20 replacement.
if you bring your old sticker from the replaced car, we will re-issue a sticker at no additional cost. If you did not remove the sticker from the old car, you will need to purchase a $20 replacement sticker.
You may bring your friends to the beach in your vehicle, or you may purchase a daily visitor tag for them at the Surf Club Office ($10 per vehicle).
Guest tags are available for purchase at the Surf Club Office.
You may also purchase guest tags in advance at the Surf Club Office during business hours.
If you cannot bring your car (with the sticker) to the beach, you may pay the daily rate at the gate.
You may leave the Surf Club, and move between the town beaches during the day.
Resident Daily passes for use at East Wharf, West Wharf and the Surf Club are purchased at the Surf Club.
Passes are required for vehicles. Walkers, joggers, and bicyclists are not required to have passes.
Reminder: dogs are allowed in parking lots and nature trails only and must remain on-leash at all times.
In order to obtain a resident seasonal sticker, you will need to show a copy of your lease agreement (minimum of 14 weeks) and car registration. Both documents must have your name and address on them. If you reside less than 14 weeks, you can purchase daily visitor tags ($10) with a copy of your lease agreement.
Vehicles must be registered in your name or have lease paperwork to support that you are leasing the car. Borrowed cars do not qualify for purchase of parking stickers. You may purchase a daily tag with proof of residency.
Other "point of use" treatment options include installing a reverse osmosis or distillation system. For more information on these systems, see the relevant fact sheets in this series. Regardless of the quality of the equipment purchased, it will not perform satisfactorily unless maintained according to the manufacturer's recommendations.
View the Town Charter
Visit the Board and Commission Application page for more information.
Visit our Agenda Center. Click the meeting date to view the Agenda. Click the check box in the "Minutes" column to view the meeting minutes after they have been posted.
Please visit the Town Clerk's Voting & Elections page for information regarding upcoming elections, voter registration, poll locations and election results in Madison.
If you have a groundwater well that supplies your drinking water, much of the water that reaches your well comes through the nearby wetland. The wetland is an excellent filter, cleaning out any potential pollution.
Many of our wetland areas provide for open space, as well as create visual and aesthetic diversity in our environment.
Wetlands means land, including submerged land as defined in Section 2.1 (kk) of the Town of Madison Inland Wetland Regulations, which consists of any of the soil types designated as very poorly drained, poorly drained, alluvial and floodplain.
Areas of the Town are mapped that designate Inland Wetland soil types, but there are also many areas that are unmapped due to their small size (under 1 acre).
Second, you might talk with the Inland Wetlands Enforcement Officer about what is "Regulated" by the Inland Wetland Regulations as a "Regulated Activity." A "Regulated Activity" means any operation within or use affecting a wetland or watercourse by obstruction, by construction, by alteration, by removal or deposition of material or by pollution of such wetlands, whether or not they appear on the Official Inland Wetlands and Watercourses Map of the Town of Madison.
Some activities require an Inland Wetland Boundary Clarification to be approved by the Inland Wetland Agency, before you can proceed with obtaining a Regulated Activity Permit.
Some regulated activities can be approved by the Inland Wetlands Enforcement Officer, and others are approved by the Inland Wetlands Agency.
If a septic system is proposed within 100 feet of a wetland boundary, it too requires a Regulated Activity Permit.
Town of Madison Local Tax Abatement & Freeze Program for Certain Elderly and/or Totally Disabled Homeowners
As of October 1, 2009 a Marriage License in the State of Connecticut can only be obtained from the town of occurrence. The marriage MUST be performed in the town indicated on the license.
Yes. Both parties must appear in person at the same time to process your Marriage License.
The fee for obtaining a Marriage License in the State of Connecticut is $50.00. Payment method is check or credit card.
Additionally, at the time you obtain your license in Madison, CT we offer you the opportunity to pay for a certified copy of the license which will automatically be sent to you once we have received the original back from the officiator. The current fee for a certified copy of a vital record is $20.
The town maintains the original license and sends certified copies to the State of Connecticut, and any town(s) of residence within Connecticut that are listed on the certificate for the parties involved. Once that occurs, you may purchase certified copies from either the town of occurrence or the town(s) of residence listed on the certificate.
Yes, you must have an appointment. Please call or email with the date and time you wish to come in. This will ensure there is a Registrar of Vital Records available in the office to execute the license.
Please email your worksheet* in advance to firstname.lastname@example.org
*Please do not enter your Social Security Number onto the worksheet. This will be entered during your in-person appointment at the Town Clerk’s office.
To pay online visit the Point & Pay LLC
For more information, please see our Late Payment page.
Contact your Assessor's Office 203-245-5651. Do not ignore your bill, even if your vehicle has been sold and plates returned to Department of Motor Vehicles, stolen and not recovered, declared a total loss, or if you have moved from Madison or moved out of Connecticut. If any of these situations apply to you, you may be entitled to a credit. Contact the Assessor for information regarding the acceptable forms of proof for the issuance of a credit. Two forms of written proof are required, and you must apply for the credit within a limited time.
All delinquent taxes in your name must be paid in full for immediate clearance.
If you move, you must notify the Department of Motor Vehicles of your new address within 48 hours. Be sure that you request a change of address on your driver's license and on your vehicle registration(s). Post cards for this are available at the Tax Collector's Office and the Police Department. Motor Vehicle Proration Page
Standard price guidelines are used in determining the value of motor vehicles. Assessments for tax purposes are based upon 70% of clean retail value, as determined by the NADA book.
Yes. If you or your spouse are age 65 or older, permanently reside in Madison (legal residence), own your home and meet certain income restrictions, you may be eligible for one or more forms of town or state-financed tax relief. To inquire about income eligibility requirements, or for information about these programs, contact the Senior Services Department at 203-245-5627.
There is no statutory rule concerning the time period covered by real estate tax bills. In Madison, the real estate tax bill covers the period from July 1 to June 30. If you buy or sell real estate, an adjustment for real estate taxes will be made by the attorneys who are handling the closing. Care should be taken to ensure taxes are paid, particularly when a closing occurs within 60 days of a tax due date.