2022 Revaluation

Appraisal Report 2022

USPAP mass appraisal report

The NH Department of Revenue has reviewed the USPAP (Uniform Standards of Professional Appraisal Practice) mass appraisal report submitted by VGSI on behalf of the City of Nashua and concluded the report complies with all state requirements, applicable laws and rules.

2022 DRA Review of USPAP Report for City of Nashua (PDF)

Nashua's Assessing Department has contracted with Vision Government Solutions. Each VGSI employee will be wearing an identification badge and driving a marked vehicle. Nashua Police also have vehicle makes, models, and registration numbers, as well as, the names of each contractor. Do not hesitate to call Police 603-594-3500 or Assessing 603-589-3040 with concerns.

Valuation Update: Final 2022 Assessed Values Available 
The values here reflect the Final 2022 Assessed Values.

Some of the most frequent questions the City has been receiving regarding the revaluation are:

What is a revaluation?

A revaluation is the process of conducting the data collection and market analysis necessary to equalize the values of all properties within the city, bringing all to, at, or near 100% as of April 1, 2022. This ensures that all contribute an equitable portion of the total tax burden.

Property Inspections - What to expect?

The City of Nashua has contracted Vision Government Solutions to perform the 2022 City-wide Revaluation. 

The City of Nashua’s Assessing Department have full-time Assessors available Monday-Friday, 8:30 am to 4:30 pm.

In an effort to maintain fair and equitable assessments for all purposes, your property may be visited and inspected for the following:

  1. Building Improvements/Demo (Based on issued Building Permits) 
  2. Sales Inspections
  3. Cyclical Inspections
  4. Property Owner Requested Inspections

Depending on the reason for the assessor’s visit, you may not receive notice ahead of time. If you have any questions about your property or about a potential visit, please contact the Assessing Office at 603-589-3040.

All assessing staff will adhere to the following guidelines:

  1. Staff will be wearing identification badges, will have signs on their vehicles and will have introduction letters from the City.
  2. A typical inspection takes around 20 minutes. If no one is home, exterior measurements will be taken, which may involve entering side and/or backyards.
  3. If an adult property owner is home, staff will request an interior inspection to confirm data. Interior inspections are important to ensure accurate, fair and equitable assessments for all properties.
  4. The homeowner is encouraged to provide information that may not be apparent to the assessor at the time of inspections, such as: seasonal wetness, cracked foundations, leaking roofs, easements, etc.

What is market value and who determines my property value?

Market value is determined by people, by the activity in the real estate market, and the general economy. In the context of the 2022 revaluation, market value is based on an analysis of the sales in Nashua from 4/1/2021 to 3/31/2022, which consisted of validated sales of all property types. A review of the sale properties was conducted and family, bank, and similar type sales were excluded from analysis. 

How do I know if my assessment is equitable?

There are two good methods of determining this. First, compare your property to similar ones that have recently sold; your assessment should be in line with these sale prices. Second, if no recent sales are available, compare your assessment to similar properties in your area; your assessment should be in line with those similar properties. 

Remember, however, that very few properties are exactly alike.   Your assessment should be comparable, but it will seldom be exactly the same as a similar property. 

Will a revaluation increase my property taxes?

Although a revaluation may result in increases to nearly all individual property assessments, that does not mean that all property owners’ taxes will increase. This is because the assessments, collectively known as the total valuation, serve only as a basis used to determine the annual tax rate necessary to satisfy the total tax burden; the tax burden being the amount we must raise to operate the local government and support the many services we have come to expect such as schools, police, etc. Simply put, if a revaluation were to double the City’s total valuation and the tax burden remained the same, the tax rate would be cut in half. 

That said, it is important to remember that, for any number of reasons, not all properties will increase the same percentage. For some, the percentage may be higher and, in turn, the amount of property taxes higher, as well. Using the new total valuation and the budgets approved by the City, the tax rate will be set in October/November. Your December tax bill will reflect the impact, if any, of your new assessment on your property taxes.

What if I disagree with my assessment? 

Any property owner who believes their assessment is unfair can apply for an abatement after receipt of their December property tax bill and prior to March 1st. Abatement forms can be obtained at the Assessing Office.

Project Updates & Milestones:

September 30, 2022 Vision Government Solution Final Value Presented to Board of Assessor’s

Nashua NH after hearings doc BOA 9_29_2022 FINAL(PDF)
Nashua NH Appraisal Doc Project Finalization 4 (PDF)

Vision Government Solutions has shared two separate updates on the 2022 Full Revaluation with the Board of Assessors.  Below are the links to the YouTube videos and the documents which were shared with the Board.

7/7/2022 – Commercial -  Work Session GOV Board of Assessors Work Session July 7 2022 - YouTube  - Board of Assessors, Assessing Staff, Vision Government Solutions

8/4/2022  - Revaluation – Work Session GOV Board of Assessors 8 4 2022 - Bing video - Board of Assessors, NH Department of Revenue, Assessing Staff, Vision Government Solutions

Vision’s August Status letter which contains a summary of the work completed and these important dates going forward:

•  Impact notice mailing no later than August 25, 2022.

•  Hearings will be held by appointment only from August 29-September 19, 2022. 

•  You must schedule appointments by September 12, 2022.

•  Second Impact Notices mailed by September 23, 2022.

•  Project Completed by October 1, 2022.

Assessments are currently in draft form, being quality controlled by Vision and Nashua Assessing staff.  Hearings will be held later this month and in early September by appointment only.  Residents will be able to schedule a review of their assessment with Vision representatives by phone or in person, at the Nashua Public Library, Chandler Wing.

20220721 Nashua NH COMMercial - Draft for Board DOC.pdf
Nashua NH 2022 Revaluation  Draft summary of value conclusion.pdf
July 8, 2022 Project Status Report.pdf

***Important Update***

On Tuesday, June 14, 2022 the City of Nashua amended the contract with Vision Government Solutions, after approval from the NH Department of Revenue Administration, to change the project completion date for the revaluation from September 1, 2022 to October 1, 2022.

The City of Nashua selected Vision Government Solutions to assist with the City-wide 2020- 2022 revaluation project in the late fall of 2019. Vision’s Appraisal division is working closely with the Assessing Department to make the process successful for the City.

Attached is an updated schedule which outlines the new dates for:
• Market Analysis
• Valuation
• Field Review
• Informal Hearings

June 14, 2022 Press Release - Revaluation with Vision Government Solution Amendment (PDF)

Amendment 2 for the Cyclical Revaluation Contract BTLA Reassessment Order (PDF)

NH Department of Revenue Administration Explains Town Tax Rates (PDF)

20200316_Amendment to Cyclical Revaluation Contract

GOV Board of Assessors Meeting 9/17/2020 (Video)

2020-2022 Revaluation Project Update  - September 17, 2020 (YouTube Video)

Residential Data Collection Guidelines as of 6/24/2020

Residential Data Collection

GOV  Board of Assessors Meeting 6/4/2020 (Video)

2020-2022 Revaluation Project Update – June Perry – Vision Government Solutions  - June 4, 2020 (YouTube Video)

GOV Board of Assessors Meeting Videos 2021

Quarterly Status Reports to NH BTLA

Bi-Weekly Status Reports 

2020-2022 Revaluation is a BTLA ordered reassessment. Please find below the Board of Tax & Land Appeals Order for Reassessment and quarterly mandated updates.

Special Board of Assessor’s Meeting on 3/2/2020 at 4pm in the Auditorium.
This is a startup meeting for the Full Measure & List Revaluation. The NH DRA and Vision Government Solutions will be attending this meeting. Please see video archive below.

Special Board of Assessor's meeting 3/2/2020 view 2

City of Nashua Begins Data Collection 

The N.H. Department of Revenue has approved the contract between The City of Nashua and Vision Government Solutions for the 2020-2022 Full Measure and List.
2020-22-Cyclical Revaluation Approval
Cyclical Revaluation Contract with Vision Government Solution

The contract will be submitted to the Finance Committee for approval at the February 19th meeting.
Finance Committee Agenda 02.19.2020
Memo-20-083-2020-22-Cyclical Revaluation Contract

If approved the contract will then be on the agenda for approval by the full Board of Aldermen on February 25th.

R-19-159 - BONDING RESOLUTION PASSES THE BOARD OF ALDERMEN – for a copy of the approved resolution visit  https://www.nashuanh.gov/ArchiveCenter/ViewFile/Item/6170

Nashua issued a request for proposals (RFP), RFP0023-092619 (PDF), on August 28th

On September 5th the city held a Non-Mandatory Pre-Proposal Meeting.  Two firms attended: Vision Government Solutions and Tyler Technologies.

The deadline for questions to the city was September 9th and the city posted answers to all questions received on September 11th.

On September 26th all RFP Responses were due by 3PM.  Proposals were received from the following appraisal firms:

Corcoran Consulting Associates, Inc. - RFP PDF
Wolfeboro Falls, NH  
Tyler Technologies - RFP PDF
Moraine, OH
KRT Appraisal - RFP PDF
Haverhill, MA
Vision Government Solutions - RFP PDF
Hudson, MA

A city committee, comprised of staff from Administrative Services, Assessing, Finance, Legal, Purchasing and Economic Development, reviewed the proposals, conducted interviews and recommended the selection of Vision Government Solutions.

On Monday, October 28th the Board of Assessors held a special meeting. After review of the proposals, the Board of Assessors voted to recommend to the Board of Aldermen, the selection of Vision Government Solutions.

The city will move forward drafting a contract, consulting with Vision Government Solutions, and obtaining contract approval from the NH Department of Revenue, the Finance committee and the Board of Aldermen. 

Cyclical revaluation shall commence in tax year 2019 and run through tax year 2022.