If your town is considering a full property revaluation, we can help you navigate the process from start to finish.
A revaluation is a significant undertaking. It affects every property owner in your community, requires coordination across multiple town departments, and typically involves a substantial investment. We work directly with town managers, assessors, select boards, and finance directors Our job is to handle the technical work, keep the project on schedule, and help you communicate clearly with residents throughout the process.
Outdated property values can cost your town money. When assessments fall behind market activity, your certified ratio drops—that’s your assessments compared to what properties are actually selling for. A lower ratio means reduced state revenue: homestead exemption reimbursements, tree growth payments, revenue sharing all get adjusted down.
A revaluation brings your ratio back up and protects that state funding. Towns that delay revaluation often see multi-year compounding losses in revenue sharing and exemptions.
We’ve completed revaluations across Maine and understand what makes these projects succeed. We focus on accuracy, clear communication, and predictable timelines so your town can move through the process with confidence.
What a Revaluation Includes
When your town hires us for a full revaluation, here’s what the project includes:
Updated property values based on current market activity
Every taxable property is reassessed using recent sales data and accepted mass appraisal methods. This creates consistency across your tax base and establishes values residents can understand and trust.
Digital mapping and improved property records
We use a digital mapping system to document property characteristics accurately. When the project is complete, your town will have better organized data and fewer inconsistencies moving forward.
A structured timeline with clear milestones
You’ll know what phase we’re in, what’s coming next, and when key decisions need to be made. We keep you informed throughout the project so there are no surprises.
Communication tools for your residents
We provide clear explanations your staff can use to help residents understand what a revaluation is, why it’s needed, and how it affects their assessments. This reduces confusion and takes pressure off your town office.
State compliance and revenue protection
Accurate assessments help maintain your certified ratio. When that ratio falls too low, your town risks losing state revenue. A revaluation brings you back into compliance and protects your reimbursement level.
Support for your staff and boards
Your administrators and selectmen receive ongoing assistance with resident questions, appeal processes, and technical explanations throughout the project and after new values are delivered.
The goal is to deliver accurate values, improved records, and the support your town needs to manage the process effectively.
How the Process Works
Most towns haven’t managed a revaluation in years, so it helps to understand the structure upfront. Here’s how we approach these projects:
Project planning and kickoff
We meet with your team to review the full timeline, explain each phase of work, and establish clear expectations. This includes discussing what kind of communication support you’ll need and how we’ll coordinate with your staff.
Resident communication materials
We prepare informational materials your town can use—FAQs, letters, explanations—so residents understand what’s happening before questions and concerns start coming in.
Field work and data collection
Our team collects property data using digital tools and consistent valuation methods. We work with available access and use standardized approaches to ensure accuracy across all properties.
Value analysis and development
We analyze recent sales activity, apply mass appraisal standards, and develop updated assessments. Every property is reviewed for accuracy and consistency within your market.
Delivery and board review
You receive new property values along with updated records. We review everything with your board and address questions before values become public.
Post-implementation support
When new values are released, we’re available to help your staff respond to resident questions and manage the appeal process. We provide technical backup and explanation as needed.
Timeline and Investment
Most towns want to understand the timeline and cost before moving forward. Here’s what you can typically expect:
Project timeline
Most full revaluations take 12 to 18 months from start to finish. The actual duration depends on several factors: the number of parcels in your town, the condition of your existing property records, and when we’re able to begin work.
We establish the complete timeline with you before the project starts so you can plan accordingly.
Project investment
Revaluation costs are based primarily on parcel count and project complexity.
Most Maine towns fall within these ranges:
- $100 to $150 per parcel
- Total project costs typically between $200,000 and $400,000
We provide a detailed estimate based on your specific situation. Several factors influence the final cost:
- Total number of taxable parcels
- Extent of data cleanup required before fieldwork begins
- Geographic size and travel requirements
- Level of communication and public outreach support needed
- Any special requirements from your board or community
We walk through these cost factors with you upfront so you understand what drives the investment and what your town will receive in return.
Common Questions About Municipal Revaluations
Will a revaluation increase taxes?
Not automatically. A revaluation updates property assessments to reflect current market values—it doesn’t change your town’s budget. The town’s spending decisions determine the tax rate. After a revaluation, some properties may see assessment increases while others decrease, but the overall tax burden remains based on what the town needs to raise. The revaluation creates equity across your tax base. It doesn’t generate new revenue.
How should our town prepare?
You don’t need extensive preparation before we begin. We guide you through each phase and provide the communication tools your staff needs. Your primary role is coordinating property access where possible and keeping residents informed using the materials we provide. We handle the technical aspects of the project.
What happens if property owners refuse interior access?
Interior inspections are helpful but not required. When a property owner declines access, we use exterior observations, existing records, and standardized valuation methods to develop an accurate assessment. Towns don’t need to mandate interior access. We document all properties fairly using the information available.
How accurate will the new values be?
Your new assessments will reflect current market conditions using accepted mass appraisal practices and quality control procedures. While mass appraisal differs from individual bank appraisals, it follows professional standards and includes consistency checks across your entire property base. You’ll receive a fair, defensible valuation that meets state requirements.
How does this affect our state revenue?
When assessed values fall significantly behind market values, your certified ratio declines. A low ratio can reduce the state revenue sharing and reimbursements your town receives. A revaluation brings your ratio back to an acceptable level, protecting your town’s state funding and ensuring you’re not leaving money on the table due to outdated assessments.
Let’s Discuss Your Town’s Situation
If your town is considering a revaluation, we can help you understand what the project would involve for your specific circumstances.
We’re available to discuss your timeline, answer questions about the process, and provide an estimate based on your town’s needs.