A 4 bedroom 2.5 bath asking $399,000

Simsbury CT Revaluation and Property Tax Appeals:
What Buyers and Sellers Should Know

A property tax bill has two parts: the assessment and the mill rate. Buyers usually focus on the rate. Revaluation is when the assessment, the larger lever, gets reset to market value, and it is the one moment when a bill can change sharply without the owner doing anything.

This guide covers when Simsbury revalues, what happened at the last revaluation, what to ask the assessor as a buyer or seller, and how the appeal process works. For the rate side, see our Simsbury property tax guide for out-of-state buyers. This guide is general information, not legal or tax advice, so involve your attorney on any appeal.

Simsbury's Revaluation Timeline

Item	What the Sources Say
Previous revaluation	Grand List of October 1, 2017
Last revaluation	As of October 1, 2022, with notices mailed January 27, 2023
State requirement	Section 12-62, which the town describes as requiring revaluation every five years
Scheduled next	2027, then 2031 and 2037 on the state schedule effective October 1, 2023

The state schedule does not label what kind of revaluation each year is, and Simsbury's years are not evenly spaced. Treat 2027 as the next scheduled revaluation, and confirm the assessment date and notice timing with the Simsbury Assessor's Office, whose 2022 notice page listed (860) 658-3251.

What the 2022 Revaluation Did

The town's budget workshop slides give the clearest picture. Real estate in the grand list rose 31.44 percent, or about $707 million, which the slides attribute to the state-mandated revaluation. The mill rate fell from 37.41 to 31.02. For the median home, the full market value rose from $306,116 to $390,800, the 70 percent assessment rose from $214,281 to $273,560, and taxes rose by $470, or 5.86 percent, from $8,016 to $8,486.

The lesson is that assessments and the mill rate move in opposite directions at a revaluation. Values rose by roughly a quarter to a third across the ranges above, yet the median bill rose under 6 percent because the rate fell. Individual homes moved differently from the median, which is why your own notice matters more than any town-wide figure. The slides also do not say whether Simsbury phased in the 2022 increases, so ask the assessor how the town handled it.

What a Revaluation Means for Buyers

• The assessment may be stale. Connecticut revalues on a statutory cycle, not at each sale. Between revaluations, a home that sells above its recorded value can carry an assessment based on older market conditions, and the next revaluation resets it. Ask the assessor how the town treats recent sales and improvements.
• Do not model the bill on today's number alone. If you will own through 2027, ask what the market has done since October 1, 2022 and what the assessor expects, and run the numbers with a higher assessment as a stress test. The result is a range, not a prediction.
• Ask about a phase-in. Connecticut lets a town's legislative body phase in increases over up to five years, applying only to increases. Ask the assessor whether one applies to the next revaluation.
• Get the property record card. It shows the assessor's data on the home, including square footage, rooms, and condition. Factual errors there can be a basis for an appeal.
• Confirm the rate. Simsbury's combined town and fire-district rate is 35.00 mills for FY 2026-2027, per the town's mill rate history. Confirm the rate that applies to the address. See Simsbury homes under $700K for illustrative bills.

What a Revaluation Means for Sellers

• Check your own assessment. Compare the property record card to the home, and correct factual errors such as square footage or bedroom count before they feed the next revaluation.
• Expect tax questions. Buyers will ask what the bill will be after the next revaluation. Share the current assessment and the facts, and do not guess. Our property tax guide explains how bills are calculated.
• Tell your attorney about any pending appeal. Ask how a pending appeal and any refund are handled in the contract. The statute provides for reimbursement of overpaid taxes if a court reduces an assessment, so it matters who is entitled to it.

How the Appeal Process Works

Step	What to Know
1. Review the notice	The 2022 notices showed the existing and proposed assessment, with instructions for an informal hearing on the notice
2. File with the board	By February 20 under Section 12-111. Simsbury's 2024 notice said filings were due by 4:30 pm that day, forms were available February 1, and postmarks would not be accepted
3. Attend the hearing	The board must give notice of the hearing at least seven calendar days ahead and written notice of its decision within one week of making it
4. Court appeal, if needed	Under Section 12-117a, within two months of the mailing of the board's notice, in Superior Court for the judicial district

These steps are summarized from the statutes as published on FindLaw and from Simsbury's notices. Verify the current text and the current year's dates before you rely on them. An appeal challenges the assessment, not the mill rate.

Build the case with evidence. Useful materials include the property record card, comparable sales near the assessment date, a recent appraisal, and photos or reports that document condition. If the board reduces an assessment, the statute says the new gross assessment stays fixed until the town next implements a revaluation, with limited exceptions such as new construction, damage, or a correction. For a sense of scale, a 5 percent reduction on a hypothetical $490,000 taxable assessment is $24,500, or about $858 a year at 35.00 mills, and 10 percent is about $1,715. Those are illustrations, not expected results.

Timing Your Purchase or Sale Around a Revaluation

Treat the revaluation as a variable to price, not a reason to rush or wait. Coordinate tax questions with your attorney and schedule your assessor and records checks within the inspection and due-diligence deadlines written into your purchase contract. The full sequence is in How to Buy in the Farmington Valley, and sellers can plan with Selling in the Farmington Valley and How to Price a Home in the Farmington Valley.

Related Guides

• Simsbury Property Taxes for Out-of-State Buyers
• Simsbury CT Homes Under $700K
• Avon vs Simsbury and Farmington vs Simsbury for rate comparisons
• Relocating to Simsbury CT

Frequently Asked Questions

When is Simsbury's next revaluation?

The state's revaluation schedule lists Simsbury at 2027, 2031, and 2037. The town's last revaluation was as of October 1, 2022, per the town's revaluation page. Confirm the exact timing and the notice dates with the Simsbury Assessor's Office.

How often does Connecticut require revaluation?

The town cites Connecticut General Statutes Section 12-62, which it says requires revaluation of all real estate every five years. The state's schedule for each town is set by the Office of Policy and Management, so use the schedule for Simsbury's specific years.

How did the 2022 revaluation affect Simsbury taxes?

The town's budget workshop slides show real estate in the grand list rising 31.44 percent and the mill rate falling from 37.41 to 31.02. For the median home, the slides show a 70 percent assessment rising from $214,281 to $273,560 and taxes rising $470, or 5.86 percent, from $8,016 to $8,486.

What is the deadline to appeal a Simsbury property assessment?

Under Section 12-111, appeals to the Board of Assessment Appeals must be filed on or before February 20. Simsbury's 2024 notice said forms would be available February 1, that filings were due by 4:30 pm on February 20, and that postmarks would not be accepted. Confirm the current year's notice with the town.

Can a buyer appeal an assessment?

The statute lets a person claiming to be aggrieved by the assessor's actions appeal, and the text on FindLaw includes a person who received title to the property after the assessment date. Ask your attorney how it applies to your purchase and your contract.

What happens if the Board of Assessment Appeals denies my appeal?

Under Section 12-117a, a person aggrieved by the board's action may apply to Superior Court in the judicial district where the town sits, not later than two months after the mailing of notice of the board's action. If the court reduces the assessment, the statute provides for reimbursement of overpaid taxes with interest. Consult an attorney about whether and how to proceed.

What is a revaluation phase-in?

Connecticut lets a town's legislative body phase in assessment increases over up to five years, and the phase-in applies only to increases, not decreases. Whether a phase-in applies to a given revaluation is a local decision, so ask the Simsbury Assessor whether one applies.