Assessor's agent outlines townwide revaluation for South Thomaston; cost $172,500

An assessor's agent for RCS Assessment Services told the South Thomaston select board the town will undergo a townwide revaluation, with the contractor estimating the work will cost $172,500 and the new assessed values slated to be reflected in tax commitments in October 2027.

The representative said the company is targeting a revaluation completion date of April 1, 2027, and plans to send letters to residents no later than March to announce exterior inspections and an option for an interior survey. "We will be getting those letters out very quickly," the presenter said. "You can expect to see something from us here very soon and inspections to follow." The firm also identified itself as RCS Assessment Services, a DBA of Municipal Consulting Group.

Why it matters: a revaluation updates the town's inventory of real property and the distribution of assessed value among property owners; it does not set tax rates. "Values going up on property does not affect nor taxes. Taxes are set independently," a select board member said. The consultant added that if values rise uniformly across town the overall tax burden should not increase in aggregate, but some property owners may see their share of taxes increase or decrease depending on local sales patterns and grading changes.

What residents asked and how the company responded

Residents asked whether interior inspections will force higher taxes or bar appeals. The presenter said that is a common misconception: "we say that to try and encourage people" to allow interior surveys, and that having more interior data makes assessments more accurate. The firm estimated that about 20–25% of homes typically have an interior survey during a revaluation and said residents may instead fill out an online property survey if they prefer. Interior photographs are not standard practice for public posting; the company said interior photos "don't go anywhere" and are retained by the firm.

Treatment of features such as solar panels, built-in appliances and generators will be handled case by case. The consultant said the firm will record solar and related equipment during field work but has not yet seen conclusive sales data showing a consistent market premium for solar-equipped homes. "If it increases the value of your home, then it would be included in your valuation," the presenter said.

Data systems, quality control and public access

The contractor described using ArcGIS mapping and a PowerBI analytics tool to visualize sales data and grading across town, and said the assessing workflow will migrate from Vision software to TRIO to improve efficiency. The firm said it will provide a detailed revaluation book and can make some information public-facing, though it warned that posting full cost files can generate many questions.

Field staff and review processes

The company said field crews initially will number three or four people and will scale up; the contractor expects to have about 10 full-time staff and additional part-timers by the peak of field work, with six staff already certified as Maine assessors. The firm described a grading and review process that includes exterior photos, drive-by grading checks and in-house review to improve consistency.

Cost and budget timing

When asked about cost, an attendee addressing "Jeff" was told the contract amount is $172,500. The town plans to spread the expense over two fiscal years: roughly half charged in the current fiscal year and half in the next.

Next steps

Letters to residents are expected in early March, with exterior inspections and optional interior surveys to follow. The consultant said new values will be completed in time for the town's commitment process so that tax bills reflecting the revaluation are expected in October 2027.

The select board invited further questions and said staff will coordinate with the firm on public notices and front office alerts when crews are working in particular neighborhoods.