Connecticut Property Taxes
Overview of Connecticut Property Taxes
Residents of Connecticut pay some of the highest property taxes in the country. Homeowners pay an average of 1.56% of their home's value in property taxes or $15.56 for every $1,000 in home value. Subsequently, Connecticut's property tax rate is 46.2% more than the national average of 1.06%. Unlike the case with most states, counties are not responsible for collecting Connecticut property taxes. Instead, that responsibility lies with cities and towns. The state does retain an oversight role, but homeowners deal with the local authorities who set property tax rates and collect the tax.
The state of Connecticut and its local governments collect $41 billion in tax annually. Out of that total, $10 billion or 26.1% of total revenue comes from property taxes. States whose property taxes make up a large portion of the total revenue collected indicate high property tax rates and vice versa. Homeowners in Connecticut are assessed at least once every five years and local assessors are responsible for determining your home's fair market value (FMV). The state of Connecticut then applies a 70% ratio to the FMV, meaning your home's assessed value equals 70% of its market value. For instance, if your home is worth $300,000, the assessed value adds up to $210,000. Connecticut's property tax rate is then applied to the assessed value.
Connecticut's property taxes are calculated in mill rates. A mill is equal to $1.00 of tax for every $1,000 of assessed value. To calculate the amount of tax you owe the state, divide your assessed value by 1,000, and then multiply the result with the local municipality's mill rate. If your home has an assessed value of $150,000 and your local municipality applies a mill rate of 30 mills, your annual Connecticut property tax bill will add up to $4,500. The state allows property owners to appeal their property taxes, but the appeal can only apply to the assessed value and not the local municipalities' set tax rate.
If you are planning to buy a home in Connecticut and want to understand how much your property tax bill could potentially cost, check out our Connecticut Property Tax Tool to see what your bill would be.
Connecticut Property Tax Due Dates
In Connecticut, homeowners are assessed on October 1, but when are property taxes due in Connecticut? The state allows you to pay your property taxes in two installments. However, local jurisdictions are at liberty to decide if the taxes should be paid in one or two installments. Tax bills for the first installment are mailed on June 15 and due by July 1. The second installment is sent on December 15 and due by January 1. Property taxes become delinquent 30 days after the applicable due date. This means for taxes due on July 1, you can pay through August 1 without incurring outstanding interest. The property taxes owed by January 1 can be paid through February 1.
It is noteworthy that failure to receive a tax bill does not exempt you from paying Connecticut property taxes and accrued interest for late payments. As a homeowner, it is your responsibility to ensure your property taxes are paid in time. If you don't receive your tax bill by the above dates, call your local Tax Collector's office.
Failure to comply with Connecticut property tax due dates results in added interests at a rate of 1.5% per month to the delinquent tax bill. The tax collector can accept a partial payment to a delinquent tax, but only if the amount paid is more than the total accrued interest. However, you can be spared interest on delinquent property taxes if your late payment is due to an error attributable to the tax collector. Additionally, state laws allow municipalities to refer homeowners delinquent on taxes to collection agencies or use other means to collect the overdue taxes.
Connecticut Property Tax Exemptions
In addition to offering homeowners a chance to appeal their property taxes, the state of Connecticut also provides several exemptions to eligible homeowners. The most common being senior and homestead exemptions. The exemptions can reduce the property tax burden for qualified homeowners. Those eligible for the exemptions are still subject to Connecticut's property tax due dates.
Connecticut Homestead Exemption
Connecticut's homestead exemption shields homeowners from bankruptcy and other claims for their homes; therefore, it doesn't have a bearing on tax accrual. The exemption protects your home to a value of up to $75,000. Married homeowners filing for bankruptcy can receive up to $150,000 since each party is eligible for the exemption.
Connecticut Senior Citizens Exemption
The senior exemption provides tax relief for homeowners provided they meet the following criteria: The homeowner must be at least 65 and their annual income must also not exceed the limits set by local municipalities. Eligible married homeowners can be granted up to $1,250 and single homeowners up to $1,000. Homeowners eligible for this exemption can apply through the Assessor's Office between February 1 and May 15 of the applicable tax year.
Other Connecticut property tax exemptions include the veteran's exemption. Eligible individuals include service members with ninety (90) days of wartime service and Merchant Marines who served during WWII and are eligible for an exemption up to $1,500. Additionally, disabled veterans and those who meet specific income requirements are also eligible for this exemption. For specific details, eligible homeowners are advised to consult their local Tax Assessor's Officer.
How to Appeal Your Property Taxes in Connecticut
Connecticut homeowners who wish to dispute the assessor's valuation can appeal their property taxes. This is done by submitting a written request to the local Board of Assessment Appeals. Appeal requests should be submitted by February 20th or March 20th of the given tax year, depending on when all the assessed values in a jurisdiction have been finalized. Appeal hearings are typically held in March or April. If you wish to appeal, you are required to appear before the Board of Assessment Appeals or send someone to represent you. More details regarding the appeal process can be found on the Office of Policy and Management's website.
The process of filing an assessment appeal varies across Connecticut though it generally follows the same steps across jurisdictions.
- Obtain your assessment
- Determine if you are overassessed
- Complete forms needed to appeal
- File property tax appeal
- Prepare for hearing
- Attend hearing
- Appeal the decision
How to Appeal Your Property Taxes in Litchfield County
For a better demonstration of how to appeal your property taxes in Connecticut, below is a step by step breakdown of the appeal process in Litchfield County.
Obtain your assessment
Residents of Litchfield County can obtain their assessment details by visiting any of the 13 assessor offices within the town, depending on their property's location. Alternatively, you can contact the Department of Assessment for tax assessments and reassessments.
Determine if you are over-assessed
Successful appeals require you to provide evidence that your home has been over-valued by the assessor. Websites like Zillow or Tax Proper's search tool can help you establish the market value of properties similar to yours. This way, you can compare those properties' value to your home.
Complete forms needed to appeal
The application forms needed for your appeal can be obtained from the Assessor's Office. Due to the current COVID-19 situation, homeowners are encouraged to obtain the forms from online platforms of the county's various assessors.
File property tax appeal
If you are a homeowner in Litchfield County, you can file your property tax appeal application with the Board of Assessment Appeals.
Prepare for hearing
For your appeal to be successful, you need to prove that your property has been overvalued for tax assessment purposes. Evidence can include data relating to comparable sales, photographs showing property damage, appraisals, and broker's price opinions. The evidence you provide is crucial in supporting your case for a reassessment.
Litchfield's Board of Assessment Appeals (BAA) requires you to attend the hearing in person. It would be best to arrive early as the appeal hearing is only slotted for 15 minutes. Homeowners are advised to be well prepared to present their evidence and submissions briefly and clearly within the time provided.
Appeal the decision
As an alternative, you can appeal the local BAA's decision to the Connecticut Superior Court. This must be within two months of receiving the BAA decision. Otherwise, you risk losing the right to appeal the assessment for that year. You must also be prepared to prove that your overvaluation was arrived at through disregarding Connecticut's statutory law on valuation and assessment.
Property Tax Information for Connecticut Counties
The table below provides county-level information about how property taxes work in each Connecticut county.
Want to learn more? Click the county links to learn more about a specific Connecticut county.
|County||Average Home Value||Average Tax Bill||Bill per $1,000|
|New Haven County||$292,980||$5,511||$18.80|
|New London County||$300,187||$4,438||$14.80|