are waiting to see if they can get a hold of Trevor. >> Okay. I will call the uh Freetown Board of Assesses meeting to order on today, December 3rd, at 4:36 p.m. Jared, do you want to call our meeting
to order and we'll >> Good evening everyone. It is Monday, December 10th at 4:36 p.m. and I'm calling to order the Freetown Board of Selecting Me. Uh, this meeting is being recorded and will be available on our
town YouTube page. So, um, yeah, I think we're we're good to go. You will Um, do this the assessors want to I can call out the anything that you need to
>> you have to open the meeting the hearing and read the me the posting. >> Oh, see hold on. >> I have it in front of me if that's helpful. >> What's up? >> Do you want me to read it? It's in front of me. >> Yes, please. I I don't have it in front
of me. I apologize. >> The public notice for the town of Freetown and the Freetown Board of Selectmen in conjunction with the board of assessors will conduct a public hearing relative to selection of a residential factor that will determine the percentages of the tax burden to be borne by each class of property for fiscal year 2026. The hearing will be
conducted at the police station community room, 15 Memorial Drive, East Freetown, Massachusetts 02717, and virtually on Zoom on Monday, December 1st, 2025 at 6 p.m. The meeting was continued to tonight um or virtually on
Zoom on 12:15. Meeting information and further agenda information, including Zoom information, will be posted on or before the close of business on November 26, 2025. The Freetown Board of Select Plan Great. So, with that, I will open public
hear. >> Lynn, I'm I'm going to nominate you for moderator in a year or so. >> No, thank you. But I think you should stick with it because you have the snappy outfits. >> True. Um, >> so Mike or anyone in the assessment, are
you able to walk us through what we are looking at here? >> Yeah, >> I will jump into that. Sure. You should hopefully have received an Excel spreadsheet that was called fiscal 26 options table and a word document also
that is tax rate shift highlights. Um these are the same basically the same two documents we look at each year. They just get tweaked for you know for the particular year. So on I'm going to
focus most of the time right now on the Excel sheet. Uh you see three lines that are highlighted. The top highlighted line is a shift of 1.69 and that is um that is the shift that
would get you closest to what our current commercial tax rate is. Our current commercial tax rate is $20.77 per thousand. The 1.69 shift uh has an estimated result of $20.76
per thousand, which drops the commercial rate by about a penny and raises the residential rate by about 7. The second highlighted line, excuse me, is the 1.695 shift. That's the shift that we
currently have. And again, in the residential column, that would cause the residential tax rate to go up about 5 cents. Oddly enough, it would also cause the commercial tax rate to go up about 5 cents.
The third highlighted line is a shift of 1.71. Uh, and that is what would get you to what our current residential tax rate is. Our residential tax rate is currently 991. Uh the 1.71 shift produces an estimated
result of 991. It does however raise the commercial tax rate about 24 to $211. Um we are in a position still where the maximum amount of shift that you can
select is 1.75. That's the maximum anybody in the state is allowed. There are times when a town is restricted and has to pick a lower shift, but we are still in a position where we have that ability to go up as
high as 1.75. And I I should mention at this point because I'll forget about it later. Uh we always look at the shift and we always look at the tax rate and then we put a lot of importance on what the estimated bills will be. But that second
column that says residential factor that has a decimal number that means nothing to anybody who's on this call and probably nothing to 90% of the people in the world who are looking at this. That's the number that the state thinks is the absolute most important number on
this chart. So when you eventually vote, although you're probably going to vote based on an opinion of the shift or the tax rate, it's the residential factor number that you're going to be voting to select. That's sort of the highlight of the chart. Um, if anybody's got particular
questions, we can try to to answer those or uh go from there. >> Um, Mike, my only thing would be is this is based on uh per thousand. We also do need to come up, it's just worth noting,
right? You guys had said the average increase on household was what, five or six% this year? >> Correct. The average residential rate has gone up 5 to 6%. The average commercial, uh, excuse me, the average residential value has gone up 5 to 6%.
The average commercial value has gone up 2%. So, um, commercial properties are still selling, but residential properties are what are still going up quite a bit in value. And I would give you the example just today we had a
house sell in town that even at our new revised fiscal 26 value we have valued at 376,000. It sold for 55,000 and that's we're just still on an upward trajectory of residential uh value. It's not slowing
down or it's slowing down maybe a hair but not not significantly. So our values, and I think we've mentioned this in years past, our values tend to run about 18 months behind reality. So that's great when the market
is going up because people's value for tax purposes are still low. Uh when you get into a situation like 17 or 18 years ago when there was a significant recession, we're still 18 months behind. So everything starts to drop and we're still pretty high for like a year and a
half. Um, so we're we're in sort of a happy place right now, >> right? >> Michael, if we keep the tax shift the way it is,
the average household is going to their taxes are going to go up by $334 on the average household. That is the estimate. Yeah. >> Right. And the commercial estimate is to go up $46.
>> Correct. >> So Paul raises a good point last year through a combination of the um the way in which values were moving and the shift was made a little bit wider in favor of the residential.
The average bill in town didn't go up significantly and for some uh folks on the lower end of the averages, the bills actually stayed the same or went down a little bit. We really did not see a significant acrosstheboard tax increase
um last year. These charts uh are basically produced by the Department of Revenue through the um the tax rate modules they have on their website. um we can tinker with them a little bit based on what we expect to take in for
revenue or whatnot. So it's important to note that the estimated tax increase you see there is uh it is estimated. It could be a little bit higher or a little bit lower than what's there. And in fact in some years when we've done really good with budgeting it's actually come
in notably lower than what's estimated there. So, um, just to go back to those three highlighted lines, it shows residential increases of, uh, average 346 or average 334 or average 306.
U, those numbers may actually even be a little bit high as an average. Folks may see the the bill actually go up less uh, even if they have an average valued home. Another highlight sort of to look at with that too is
um we are in the the full throws of paying now for um Bristol Plymouth which if I'm not off by year I think last year we had sort of an introductory not as much of a jump and this year
we're we're more in that full uh full what the next 29 or 30 years of our lives will look like. Right. >> Michael, >> the average commercial bill
um or the value of the commercial property, the average commercial value, it is really skewed a little by the uh by stop and shop, Amazon and Coots. Is that correct?
>> Yes. Those are uh the values of those properties even combining the real estate and the personal property values they are u considerably higher than the vast majority of the commercial that we have and that does create quite a skew.
Um so um sorry I just department of revenue website prompted me not to get logged out of it and it changed the screen. Um yeah those and I think we touched on that a little bit last year also. There
is a significant skew there. This is not the average commercial tax bill is not applying to something like you know a quickpick or a Dunkin Donuts or a Juniors or or anything like that. These are these are high numbers that are be
being driven by those very big dollar uh companies sizable industrial and commercial properties. So, you know, our commercial taxpayers do take on a higher burden than our residential taxpayers because we have the split tax rate. Um,
but the average business is going to see, you know, an increase that's probably more in line with um what a residential increase would be. it still be a little bit higher because their their rate is higher. But um
we're fortunate that the large businesses that we have soften a lot of the blow for for the other businesses and the residences. >> When I looked at this, I thought, well, if if
I I want the percentage increases to go up equally. So I went through the calculations and I thought well if you went to 1.7350 then it looks like residents tax bill will go up about 5% and so the
businesses tax will go up about 5% or 4.9%. And I thought well that's fair if residents homes are going to go up 5% then businesses should go up 5%. That's how I did it how I looked what I was looking at.
>> That's a very good approach. rather than the homeowners going up 8% and commercial going up 2%. So I it came out 1.7350 is gives you as as equal weighted as I
could get it just just so you know that's what I I have no vote but that's what I was looking at. >> Would you like a vote? We could get you. >> Well, she's got a point, right? So like like in to piggy back off of Mike as
well here we are we you know we're in a good position all around. However, the average retail average home has gone up five and 6% and 2% respectfully for the commercial, but we also in that year like like Mike said, BP is here, right?
So, I I don't want to raise taxes too much, but I also don't want to be ask increasing them even further next year, the year after because BP is here, right? So, what do we do to make it even? And that's a good approach, Deb. Um, it's very good approach because you
look at these numbers, you're trying to make it balanced, right? The difference between the one you just talked about Deb was 26165 for a household increase per year on average and then the businesses is about 762. All right. Compared to 334 and 406 with
the current shift and it still goes up 5%. It's not too bad. I don't hate it. What are you thinking, Jared? No, I I mean I agree because then you're
um it's always off percentages and the larger the numbers get, the more it'll affect us in the following years. So um I'm okay with it. I I don't want to say spread the wealth because it's quite the opposite. Spread
the burden. I'm okay with um you know I you also it's easy for us because all of us are sitting in here as homeowners and the town to say what are we going to do to soften the blow for every one of ourselves as well as our
you know constituents. But we also do have to be careful and mindful of not taxing out large business because if we do that then we'll be s we'll be talking about some other real serious issues. So
I still feel like at that level that we'll still be fine. I don't think we're going to be at the point where we're going to make a large business run, you know, i.e. Amazon stop and shop run away from the town. So, I'm okay with it. It
It also looks like Trevor has joined the meeting, so I don't >> Yep. Thanks. >> Sorry. Sorry I'm late, folks. I got caught up in a a work call, but um I caught just the end of when Deb explained her kind of uh logic for the
one 1.7350 CPI shift. That makes a lot of sense to me. Um, did anything else I Sorry for being late. Is there anything else? Uh, anything else I we should I should know
before voting on this? >> Mike, is there anything that you want to give him highlight on or not since he kind of started this all? No, >> I think um I think Trevor, you heard what the majority of the conversation
centered around. Um, we had reviewed before that the chart that had gone out in the email and it was up on the screen just showing uh where our current shift was and where our current tax rates were for comparison. And and I think you actually caught the bulk of the the meteor discussion.
>> Perfect. >> That makes sense to me. And I was trying to find that in my email right now and I'm having trouble. But this is probably a me problem. There's just one other thing that I'd like to touch on that's not it it
indirectly related to the tax rate but I think it's important to start uh sort of getting the word out there about this because in January we'll enter into the abatement season and we have had u in our department several inquiries about folks wanting to file property tax
abatements related to the MBTA and the the change in their um circumstances depending on their proximity to the train line. Um and for anybody that may be considering doing that, I think important information to
know is is two things. One is our values for the current fiscal year. So the bills that will be going out in January and February for fiscal 26, the assessment date for those bills was January 1st of 2025.
and the train was not running yet on that date. So, it's important for folks to remember that when they're looking at their property value right now, it does not take the train into consideration. It's it's really based on what life was before the train was coming through
town. Um, and the second thing that's important for anyone that may be considering that again is when filling out the abatement application, if they if they choose to do that, um, it's important to find comparable
properties. Uh, that's a part of the application. And the reason we stress that is, um, although I can a minute ago could hear the train whistle going by, it must have been going by Elm Street. um
property values when they're when they're formulated and the Department of Revenue signs off on them, they're a fact-based number. They're not taking into consideration um I guess what you would call environmental factors.
So, a sustainable argument would be I'm able to show that three, four, or five other houses sold for less or were devalued because of the train. um what would not be a sustainable argument would be the train is loud or
makes too much noise or disturbs me in the evening or whatnot. And uh we just want to make sure that folks that may be considering that know what they're getting into and and know the information they need to provide because the worst thing would be to fill out a an application
having a lot of uh really important and meaningful information in there but that's not backed up by statistics basically and that would cause the application not to be successful. So um we don't want to discourage anybody from applying who feels that they should
apply but just to know going into it that the value does not take the train into consideration. Um and the information provided is very important to be able to sustain the application. The assumption in Massachusetts is that the assessed value is always correct until it's
demonstrated otherwise. So we don't want to set anybody up for failure basically. >> That makes sense. Mike it Yeah. like I could see just from a property value standpoint even with the you know uh it
being potentially hearing the train and and you know some of those folks who are right on the train tracks I and I I totally feel bad for them you know house get shake but your property value might actually go up anyways right just from the the market value standpoint because your proximity to public transportation right
>> yeah oddly enough it so far has not really had much of an effect on um market values, which is a lot of what goes into the assessment. And then >> um I I won't say who because I won't throw them under the bus, but somebody who's who's been in town a long time did
make the observation that you may not see a problem with the sales prices because although we're all used to the quiet freight train going by, somebody who lived maybe in Lakeville or Middbor or Brockton where the train has always been there,
they're used to it. it's not bothering them and they're not going to pay any less for a house here now than than they would have before. So, it's going to be an interesting educational couple of years for us seeing what the train does or doesn't do. >> Yeah, I'm sure it's the probably the same thing happened when 24 came through
town, >> right? There's probably a lot of people that drove them crazy and it was loud and obnoxious and now it's just something we've all grown up with and and you know, uh, get used to. There is there is one family that I think is still a little upset that their apple orchard was buried by Route 24, but
aside from that. >> Yeah. >> And I I could um I could just comment real quick on that if you'd like. I'm sorry my video is not working. Um so I had um done some work in a town
that has commuter rail that runs far more often than the Freetown one. We're talking like six times an hour or something. I mean, it's constantly going. And we did an analysis over I want to say five years of sales with
properties that were directly abuing. And I'm talking like like look out and wave at the at the train engineer as he goes by close. Um versus ones that were two or three um lots away from the line. And it,
interestingly enough, was not a significant amount for the ones that were real close. And by the time you got to three, it was a negligible amount. Um, but that was over a 5-year period. So, it it wouldn't affect the abatements
this year. As Mike pointed out, the train wasn't running, but it's probably not going to we probably wouldn't notice anything for a few years even of sustained sales because as everyone's pointed out, people that want to move close to public transportation are
willing to accept that as well. So, it will be interesting. But, yeah, >> that makes sense. >> All right. Are we ready to vote here? Yeah, we're still looking at those um line line 35 7350.
Is that the uh the idea? >> That that's Yep, that's what I'm thinking. >> I think we have to close the hearing portion though. >> Okay. Yep. Thank you. Go ahead. All right. So, um I'll entertain a motion to close the public hearing. >> Motion made second.
>> All in favor? I I sele Yes. Selman Zagger, >> yes. >> Selman Matthews, >> yes. Okay. And then now I'll entertain a motion to and Mike correct me when I mess this up,
but I'll entertain a motion uh to uh to use the 1.7350 CPI shift for uh fiscal year 2026 >> for the factor of 7999.
>> And the factor of 799. Yes. Thank you, Mike. I do. I was going to screw it up somewhere. >> Do I have a second? >> Second. >> All in favor? >> I >> I >> I select Lopes.
>> Yes. >> Select Zagar. >> Yes. >> Squ Matthews. >> Yes. Okay. Perfect. Well, uh, is there anything else on this agenda? Because I can't seem to find it.
Not at all. We just need to adjourn. >> All right. Thank you everyone. I'm sorry I'm late again. My my apologies. Um and yeah, uh hope everyone has a wonderful afternoon and I'll entertain a motion to adjurnn. >> Motion made. >> Second. >> All in favor?
>> I >> I. >> Select Lopes. >> Yes. >> Selectman Zer. >> Yes. >> Select Matthews. >> Yes. All right. Have a great evening everybody. >> All right. Good night. Assessors need to adjurnn. >> Yeah, we have to adjourn.
>> I'll make a motion to adjurnn. >> Second. >> Okay. All in favor? >> I >> I. >> Paul, >> yes. >> Melissa, >> yes.
>> And Jeff, >> yes. >> Okay. assessors, just remember to log into Gateway and sign the um LA5 that says that we just did everything that we just did. >> Be ready tonight.
>> It's ready right now. >> Okay. All right. Thank you. >> Thanks. Good night, everybody. >> Good night. >> Have a good day. Good night. Thank you guys.