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Revaluation for the 2021 Grand List

Revaluation 2021

2021 is a revaluation year for the Town of Ashford.  CT General State Statute 12-62 requires the revaluation of all real estate in town every five years.  Revaluation is a Mass Appraisal assignment, in contrast to an Appraisal assignment for an individual property.  A Mass Appraisal “is the valuation of a universe of properties as of a given date using standard methodology, employing common data and allowing for statistical testing.”1

The town contracted with the revaluation company eQuality Valuation Services LLC, out of Waterbury, CT. The prior revaluation in Ashford was for the 10/1/2016 Grand List.

Notices went out the first week of January 2022 with phone hearings held the 2nd week.  Questions about the impact on property taxes and preliminary results are in this document, FAQS ABOUT REVALUATION.

The sales considered valid by the State of Connecticut for revaluation purposes are here and the property cards can be found by clicking Revaluation Sales Used for Residential Properties.  The property cards in this document are not in any order, except that the vacant land sales are at the end of the file.  A map of the residential neighborhoods can be found here.

A description of the processes followed in data collection and valuation is in the Revaluation Cost Book produced by eQuality.

If you have any questions or concerns, call the Assessor’s Office at (860) 487-4403.

1 The Appraisal Foundation, 2020-2021 Uniform Standards of Professional Appraisal Practice (USPSP), Advisory Opinion 32.

New PA 490 Values take effect for the 2021 revaluation.
Many property owners in Ashford have land classified under the PA 490 program, the lay term for a use value assessment under CT General Statutes sections 12-107a – 12-107f.  Every 5 years, the Secretary of the Office of Policy and Management and the Commissioner of Agriculture are required to develop per acre values for use in setting the use assessments for farm and forest land.  These figures are made available to municipalities (see CGS 12-2b).  Farm land values are based on agricultural rents.  Forest land values are based on characteristics such as the type and density of trees, sawlog prices and tree growth rates.  Open space land values are set by the town and are not changing.

In recent years, new values were established in 2005, 2010, 2015 and 2020.  Ashford implements the new values in revaluation years, which 2021 is.  The new values will affect the real estate tax bill that will be due July 1, 2022. 

PA 490 100% VALUE*
Land Classification Old Value, 2015 New Value, 2020
Tillable A $1,960 $1,880
Tillable B 1,390 1,280
Tillable C 670 1,110
Tillable D 460 850
Orchard E 1,390 990
Pasture F 140 280
Swamp, Ledge, Scrub Lands 40 40
Woodland/Forest Land 240 390
Open Space (Ashford only) 550 550
 *Your assessment is based on 70% of the table figures.
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