Town Office > Taxes > Frequently Asked Questions


Q. What is the current property tax rate?
A. The Fiscal year 2005 (Jan 1st - Dec 31st. 2005) is is a Mill rate of 20.00 per thousand. The Town of Carmel does NOT accept postmarks as payment dates. All tax bills will be in the name of the owner of the property as of April 1st. According to State of Maine Valuation, the town is assessed at 80 % of full value. Sewer and water are private.

Q. How is Market Value established?
A. The best evidence of market value is the arm's length sale of reasonably comparable properties. These are properties similar to yours in location, age, style, condition, and other features that affect market value, such as the square footage of living area, bathrooms and size of garage, etc.

Q. Why are property value adjustments necessary?
A. State law requires that all property in Carmel be assessed at Full and Fair Cash Value or current market value. Fiscal year 2003 was not a triennial revaluation year; but because of continued market appreciation; the Assessor approved an adjustment to all residential and commercial properties. This was done to keep tax assessments consistent with market value.

Q. What if there are no reasonably comparable sales?
A. We will then consider all other factors that may affect the market value of your property. The cost to replace your building(s), less any depreciation, plus the value of the land could be used to estimate market value. For rental properties, the income and expenses could be considered.

Q. I have recently built my home. Will the actual construction costs be considered?
A. Your construction cost is a historical figure that may or may not reflect the current market value of your property; it is only one element that may be considered.

Q. What will happen to my assessment if I improve my property?
A. Generally speaking, improvements that increase the market value of a property will increase the assessment. The following examples are typical items that may increase the assessed value of your property:
  • Added rooms or garages
  • Substantial modernization
  • Central air conditioning
  • Kitchen or baths
  • Extensive remodeling
  • Fireplaces
  • Inground pools, decks

Q. Will my assessment go up if I repair my property?
A. Normal maintenance will help retain the market value of your property, but generally will not affect your assessment.

Q. How can my assessment change when I haven't done anything to my property?
A. Economic conditions such as interest rates, inflation rates, and changes in the tax laws will influence the value of real estate. As property values change in the marketplace, those changes must be reflected on the assessment roll.

Q. What if, after the bill goes out, I still disagree with the assessment?
A. You will need to file an abatement application with the Assessor's Office within thirty days of the issuance of the first half tax bill. The Taxpayer should pay the bill as rendered while his/her abatement application is pending to avoid interest and penalties. The Assessor has three months in which to act on your application. They will notify you on an approved Department of Revenue form of their decision with that time. If not acted on favorably, it is automatically denied at the end of the three-month period.

Q. What evidence do I need to present to the Assessor?
A. State law places the burden of proof on the property owner to show that their property is overvalued. Stating that your property taxes are too high is not relevant. You should establish in your mind what you think your property is worth. A recent appraisal of your property may help support your case.

The best evidence that will be considered is a recent sale price of your property. The next best evidence would be recent sales of properties that are similar to yours - the closer in similarity and proximity, the better the evidence.

Q. How will my taxes change as a result of the new assessment?
A. Although the value of your property affects your share of taxes, the actual amount you pay is determined by the budget needs of the town and school, and spending approved by the vote of Town Board at town meeting. A tax rate is then adopted that will generate the needed dollars. Your property taxes are determined by multiplying the tax rate per thousand dollars of assessed value.