{
 "metadata": {
  "what": "Each Connecticut town's published revaluation schedule, the sales ratio OPM measures for its residential and commercial property, and the flat-levy arithmetic of the revaluation those ratios imply.",
  "source": "CT Office of Policy and Management",
  "datasets": {
   "2se9-jnuq": {
    "name": "Revaluation Years by Town, 2023-2037",
    "landing_page": "https://data.ct.gov/d/2se9-jnuq",
    "last_updated": "2026-07-29"
   },
   "8rr8-a322": {
    "name": "Equalized Net Grand List by Town",
    "landing_page": "https://data.ct.gov/d/8rr8-a322",
    "last_updated": "2026-06-05"
   }
  },
  "generated_by": "Data/fetch_ct_revaluation.py",
  "sales_ratio_note": "A sales ratio is assessed value as a percentage of market value, measured by OPM from the sales that actually happened in that town and class. Connecticut's statutory target is 70% (CGS 12-62a), so a class at 47 is assessed at 47% of what it sells for and a revaluation steps it by 70/47. In a revaluation year OPM files the ratio as exactly 70, which is why a town that has just revalued shows no step.",
  "method_note": "Real-property class factor = 70 / sales ratio; vehicle and equipment values stay fixed for the measured reset. Base growth is computed from class values. Bill factors use matching-year net vehicle assessments and posted property and vehicle rates. The property rate solves for a flat levy with vehicle revenue separate; the vehicle rate is the lesser of the new property rate and 32.46 mills, or the published lower vehicle rate. Special-district taxes, local assessment exceptions, credits and exemptions for an individual are excluded. Budget inputs retain their fiscal year; statutory aid is reference information, not added to budget revenue.",
  "not_a_forecast_note": "This is drift already measured in the record, carried forward on one stated assumption - that the levy is held flat. It is not a forecast. The market keeps moving after grand list 2024, so a town revaluing later than that faces a larger step than the one measured here; the levy is set by a budget not yet adopted; the ratio is measured from the sales that happened, which in a small town or a small class can be very few; and every figure is a class average, so a property that moved differently from its class moves differently from this.",
  "validation_note": "Regression checks preserve the modeled levy under separate vehicle rates and check all available town bill factors. These are arithmetic checks, not an out-of-sample accuracy assessment.",
  "ratio_band_note": "A sales ratio outside 10-200 is treated as too thin to step a whole class on. That class is carried at its assessed value with no step, which understates the base factor slightly; every affected town-class is listed under unadjusted_classes.",
  "schedule_note": "next_revaluation is the first year on OPM's published schedule (2se9-jnuq, covering 2023-2037) later than grand list 2024, the most recent year measured here. It is the schedule as published and towns do move; a revaluation may be deferred by the legislature, as several were in 2020.",
  "unadjusted_classes": [],
  "towns_without_outlook": [],
  "towns_without_future_schedule": [],
  "town_count": 169,
  "grand_list_years": [
   2011,
   2012,
   2013,
   2014,
   2015,
   2016,
   2017,
   2018,
   2019,
   2020,
   2021,
   2022,
   2023,
   2024
  ],
  "outlook_grand_list_year": 2024,
  "target_ratio": 70.0,
  "rate_method_note": "Bill factors use matching-year net vehicle assessments and posted property and vehicle rates. The property rate solves for a flat levy with vehicle revenue separate; the vehicle rate is the lesser of the new property rate and 32.46 mills, or the published lower vehicle rate. Special-district taxes, local assessment exceptions, credits and exemptions for an individual are excluded. Budget inputs retain their fiscal year; statutory aid is reference information, not added to budget revenue.",
  "projection_generated_by": "Data/tax_outlook.py",
  "towns_without_budget_projection": [
   "Andover",
   "Canterbury",
   "Colebrook",
   "Eastford",
   "Franklin",
   "Goshen",
   "Lisbon",
   "Plymouth",
   "Sterling",
   "Waterford"
  ],
  "projection_sources": {
   "emyx-j53e": "src/data/ct_mill_rates.json",
   "webp-fgt3": "src/data/ct_grand_list_classes.json",
   "pcg4-s5rc": "src/data/ct_adopted_budgets.json",
   "sdcm-adr4": "src/data/ct_statutory_aid.json"
  }
 },
 "grand_list_years": [
  2011,
  2012,
  2013,
  2014,
  2015,
  2016,
  2017,
  2018,
  2019,
  2020,
  2021,
  2022,
  2023,
  2024
 ],
 "outlook_grand_list_year": 2024,
 "target_ratio": 70.0,
 "towns": {
  "Andover": {
   "schedule": [
    2027,
    2032,
    2037
   ],
   "sales_ratio": {
    "residential": {
     "2011": 70.0,
     "2012": 72.0,
     "2013": 68.37,
     "2014": 73.35,
     "2015": 71.62,
     "2016": 70.0,
     "2017": 67.16,
     "2018": 64.93,
     "2019": 67.04,
     "2020": 57.76,
     "2021": 70.0,
     "2022": 55.09,
     "2023": 55.97,
     "2024": 48.18
    },
    "commercial": {
     "2011": 70.0,
     "2012": 72.0,
     "2013": 68.93,
     "2014": 73.68,
     "2015": 72.21,
     "2016": 70.0,
     "2017": 67.55,
     "2018": 64.91,
     "2019": 67.54,
     "2020": 57.96,
     "2021": 70.0,
     "2022": 55.09,
     "2023": 59.26,
     "2024": 48.48
    }
   },
   "outlook": {
    "sales_ratio": {
     "residential": 48.18,
     "commercial": 48.48
    },
    "class_factor": {
     "residential": 1.452885,
     "apartments": 1.443894,
     "commercial": 1.443894,
     "vacant_land": 1.443894,
     "land_use": 1.0
    },
    "base_factor": 1.378999,
    "mill_rate_factor": 0.725164,
    "home_bill_factor": 1.053579,
    "commercial_bill_factor": 1.047059,
    "residential_share_before": 0.79486,
    "residential_share_after": 0.837407,
    "unadjusted_classes": [],
    "grand_list_year": 2024,
    "rate_basis": "separate_motor_vehicle_rate"
   },
   "next_revaluation": 2027,
   "bill_projection": {
    "grand_list_year": 2024,
    "fiscal_year": 2026,
    "base": 316646080,
    "vehicles": 35668669,
    "property_rate": 31.59,
    "vehicle_rate": 31.59,
    "vehicle_limit": 32.46,
    "levy": 10002849.667200001,
    "revaluation_base_factor": 1.378999,
    "home_factor": 1.452885,
    "housing_after": 365657641.79653436,
    "revaluation_year": 2027,
    "statutory_aid": {
     "2026": {
      "total": 2416989.47,
      "education_cost_sharing": 2004782.0
     },
     "2027": {
      "total": 2514867.33,
      "education_cost_sharing": 2004782.0
     }
    }
   }
  },
  "Ansonia": {
   "schedule": [
    2026,
    2030,
    2035
   ],
   "sales_ratio": {
    "residential": {
     "2011": 89.21,
     "2012": 70.0,
     "2013": 65.65,
     "2014": 66.52,
     "2015": 64.4,
     "2016": 61.24,
     "2017": 70.0,
     "2018": 61.55,
     "2019": 61.05,
     "2020": 50.2,
     "2021": 43.45,
     "2022": 70.0,
     "2023": 51.03,
     "2024": 48.4
    },
    "commercial": {
     "2011": 89.6,
     "2012": 70.0,
     "2013": 66.4,
     "2014": 79.39,
     "2015": 64.45,
     "2016": 65.42,
     "2017": 70.0,
     "2018": 58.58,
     "2019": 64.48,
     "2020": 62.61,
     "2021": 57.01,
     "2022": 70.0,
     "2023": 41.9,
     "2024": 43.12
    }
   },
   "outlook": {
    "sales_ratio": {
     "residential": 48.4,
     "commercial": 43.12
    },
    "class_factor": {
     "residential": 1.446281,
     "apartments": 1.44658,
     "commercial": 1.623377,
     "vacant_land": 0.862069,
     "land_use": 1.0
    },
    "base_factor": 1.385493,
    "mill_rate_factor": 0.721765,
    "home_bill_factor": 1.043875,
    "commercial_bill_factor": 1.171696,
    "residential_share_before": 0.747668,
    "residential_share_after": 0.780476,
    "unadjusted_classes": [],
    "grand_list_year": 2024,
    "rate_basis": "separate_motor_vehicle_rate"
   },
   "next_revaluation": 2026,
   "bill_projection": {
    "grand_list_year": 2024,
    "fiscal_year": 2026,
    "base": 1422396874,
    "vehicles": 132853670,
    "property_rate": 28.55,
    "vehicle_rate": 28.55,
    "vehicle_limit": 32.46,
    "levy": 40609430.7527,
    "revaluation_base_factor": 1.385493,
    "home_factor": 1.446281,
    "housing_after": 1538100374.6303108,
    "revaluation_year": 2026,
    "budget": {
     "total_expenditures": 68118206.0,
     "property_tax_revenue": 39796451.0,
     "revenues_from_state_of_ct": 16176131.0,
     "revenues_from_federal": 0.0,
     "all_other_revenue": 11923624.0,
     "use_of_fund_balance": 222000.0,
     "adopted": "2025-06-02"
    },
    "statutory_aid": {
     "2026": {
      "total": 22945344.49,
      "education_cost_sharing": 21397813.0
     },
     "2027": {
      "total": 24082220.59,
      "education_cost_sharing": 21332353.0
     }
    }
   }
  },
  "Ashford": {
   "schedule": [
    2025,
    2030,
    2035
   ],
   "sales_ratio": {
    "residential": {
     "2011": 70.0,
     "2012": 74.0,
     "2013": 72.15,
     "2014": 70.91,
     "2015": 67.34,
     "2016": 70.0,
     "2017": 65.25,
     "2018": 61.42,
     "2019": 59.54,
     "2020": 53.55,
     "2021": 70.0,
     "2022": 53.76,
     "2023": 46.15,
     "2024": 45.56
    },
    "commercial": {
     "2011": 70.0,
     "2012": 74.0,
     "2013": 75.04,
     "2014": 71.17,
     "2015": 67.64,
     "2016": 70.0,
     "2017": 65.34,
     "2018": 62.81,
     "2019": 59.54,
     "2020": 53.97,
     "2021": 70.0,
     "2022": 53.87,
     "2023": 46.5,
     "2024": 46.15
    }
   },
   "outlook": {
    "sales_ratio": {
     "residential": 45.56,
     "commercial": 46.15
    },
    "class_factor": {
     "residential": 1.536435,
     "apartments": 1.516793,
     "commercial": 1.516793,
     "vacant_land": 1.31678,
     "land_use": 1.0,
     "ten_mill_forest": 0.7
    },
    "base_factor": 1.440331,
    "mill_rate_factor": 0.686221,
    "home_bill_factor": 1.054335,
    "commercial_bill_factor": 1.040856,
    "residential_share_before": 0.774028,
    "residential_share_after": 0.825238,
    "unadjusted_classes": [],
    "grand_list_year": 2024,
    "rate_basis": "separate_motor_vehicle_rate"
   },
   "next_revaluation": 2025,
   "bill_projection": {
    "grand_list_year": 2024,
    "fiscal_year": 2026,
    "base": 367708795,
    "vehicles": 39660590,
    "property_rate": 36.377,
    "vehicle_rate": 32.46,
    "vehicle_limit": 32.46,
    "levy": 13220792.304685002,
    "revaluation_base_factor": 1.440331,
    "home_factor": 1.536435,
    "housing_after": 437064510.6647805,
    "revaluation_year": 2025,
    "budget": {
     "total_expenditures": 17458125.0,
     "property_tax_revenue": 13250171.0,
     "revenues_from_state_of_ct": 3559930.0,
     "revenues_from_federal": 0.0,
     "all_other_revenue": 648024.0,
     "use_of_fund_balance": 0.0,
     "adopted": "2025-05-06"
    },
    "statutory_aid": {
     "2026": {
      "total": 4181580.54,
      "education_cost_sharing": 3464146.0
     },
     "2027": {
      "total": 4422358.58,
      "education_cost_sharing": 3459062.0
     }
    }
   }
  },
  "Avon": {
   "schedule": [
    2023,
    2028,
    2033
   ],
   "sales_ratio": {
    "residential": {
     "2011": 75.56,
     "2012": 75.0,
     "2013": 70.0,
     "2014": 69.94,
     "2015": 70.7,
     "2016": 71.15,
     "2017": 70.63,
     "2018": 70.0,
     "2019": 69.75,
     "2020": 61.86,
     "2021": 53.9,
     "2022": 49.45,
     "2023": 70.0,
     "2024": 54.98
    },
    "commercial": {
     "2011": 72.28,
     "2012": 76.0,
     "2013": 70.0,
     "2014": 62.83,
     "2015": 68.29,
     "2016": 64.78,
     "2017": 73.08,
     "2018": 70.0,
     "2019": 62.98,
     "2020": 63.24,
     "2021": 64.96,
     "2022": 50.01,
     "2023": 70.0,
     "2024": 52.28
    }
   },
   "outlook": {
    "sales_ratio": {
     "residential": 54.98,
     "commercial": 52.28
    },
    "class_factor": {
     "residential": 1.27319,
     "apartments": 1.274349,
     "commercial": 1.338944,
     "vacant_land": 1.245773,
     "land_use": 1.0
    },
    "base_factor": 1.249357,
    "mill_rate_factor": 0.800412,
    "home_bill_factor": 1.019076,
    "commercial_bill_factor": 1.071706,
    "residential_share_before": 0.785863,
    "residential_share_after": 0.800865,
    "unadjusted_classes": [],
    "grand_list_year": 2024,
    "rate_basis": "separate_motor_vehicle_rate"
   },
   "next_revaluation": 2028,
   "bill_projection": {
    "grand_list_year": 2024,
    "fiscal_year": 2026,
    "base": 3223395681,
    "vehicles": 234296530,
    "property_rate": 30.75,
    "vehicle_rate": 30.75,
    "vehicle_limit": 32.46,
    "levy": 99119417.19075,
    "revaluation_base_factor": 1.249357,
    "home_factor": 1.27319,
    "housing_after": 3225221070.005214,
    "revaluation_year": 2028,
    "budget": {
     "total_expenditures": 111641962.0,
     "property_tax_revenue": 99702008.0,
     "revenues_from_state_of_ct": 3178504.0,
     "revenues_from_federal": 0.0,
     "all_other_revenue": 6236450.0,
     "use_of_fund_balance": 2525000.0,
     "adopted": "2025-05-14"
    },
    "statutory_aid": {
     "2026": {
      "total": 2231187.41,
      "education_cost_sharing": 1004945.0
     },
     "2027": {
      "total": 2749847.3,
      "education_cost_sharing": 1278861.0
     }
    }
   }
  },
  "Barkhamsted": {
   "schedule": [
    2023,
    2028,
    2033
   ],
   "sales_ratio": {
    "residential": {
     "2011": 74.99,
     "2012": 79.0,
     "2013": 70.0,
     "2014": 68.96,
     "2015": 68.79,
     "2016": 65.25,
     "2017": 63.9,
     "2018": 70.0,
     "2019": 61.71,
     "2020": 56.6,
     "2021": 47.3,
     "2022": 43.94,
     "2023": 70.0,
     "2024": 58.82
    },
    "commercial": {
     "2011": 75.71,
     "2012": 80.0,
     "2013": 70.0,
     "2014": 68.82,
     "2015": 68.79,
     "2016": 65.42,
     "2017": 65.02,
     "2018": 70.0,
     "2019": 61.73,
     "2020": 57.03,
     "2021": 47.47,
     "2022": 43.94,
     "2023": 70.0,
     "2024": 60.1
    }
   },
   "outlook": {
    "sales_ratio": {
     "residential": 58.82,
     "commercial": 60.1
    },
    "class_factor": {
     "residential": 1.190071,
     "apartments": 1.164725,
     "commercial": 1.164725,
     "vacant_land": 0.625782,
     "land_use": 1.0
    },
    "base_factor": 1.151226,
    "mill_rate_factor": 0.868639,
    "home_bill_factor": 1.033742,
    "commercial_bill_factor": 1.011726,
    "residential_share_before": 0.771994,
    "residential_share_after": 0.797915,
    "unadjusted_classes": [],
    "grand_list_year": 2024,
    "rate_basis": "separate_motor_vehicle_rate"
   },
   "next_revaluation": 2028,
   "bill_projection": {
    "grand_list_year": 2024,
    "fiscal_year": 2026,
    "base": 493756469,
    "vehicles": 37257889,
    "property_rate": 23.94,
    "vehicle_rate": 23.94,
    "vehicle_limit": 32.46,
    "levy": 11820529.86786,
    "revaluation_base_factor": 1.151226,
    "home_factor": 1.190071,
    "housing_after": 453555061.1060269,
    "revaluation_year": 2028,
    "budget": {
     "total_expenditures": 14252183.0,
     "property_tax_revenue": 11718899.0,
     "revenues_from_state_of_ct": 1563914.0,
     "revenues_from_federal": 0.0,
     "all_other_revenue": 269370.0,
     "use_of_fund_balance": 700000.0,
     "adopted": "2025-05-06"
    },
    "statutory_aid": {
     "2026": {
      "total": 1933555.61,
      "education_cost_sharing": 1494242.0
     },
     "2027": {
      "total": 2019574.04,
      "education_cost_sharing": 1494242.0
     }
    }
   }
  },
  "Beacon Falls": {
   "schedule": [
    2025,
    2030,
    2035
   ],
   "sales_ratio": {
    "residential": {
     "2011": 70.0,
     "2012": 75.0,
     "2013": 76.75,
     "2014": 74.57,
     "2015": 73.12,
     "2016": 70.0,
     "2017": 62.75,
     "2018": 64.8,
     "2019": 64.16,
     "2020": 51.76,
     "2021": 70.0,
     "2022": 52.03,
     "2023": 49.51,
     "2024": 45.26
    },
    "commercial": {
     "2011": 70.0,
     "2012": 72.0,
     "2013": 76.47,
     "2014": 73.63,
     "2015": 73.06,
     "2016": 70.0,
     "2017": 62.62,
     "2018": 64.58,
     "2019": 61.75,
     "2020": 51.78,
     "2021": 70.0,
     "2022": 52.03,
     "2023": 49.46,
     "2024": 51.3
    }
   },
   "outlook": {
    "sales_ratio": {
     "residential": 45.26,
     "commercial": 51.3
    },
    "class_factor": {
     "residential": 1.54662,
     "apartments": 1.54662,
     "commercial": 1.364522,
     "vacant_land": 1.54662,
     "land_use": 1.0
    },
    "base_factor": 1.443424,
    "mill_rate_factor": 0.692797,
    "home_bill_factor": 1.071494,
    "commercial_bill_factor": 0.945337,
    "residential_share_before": 0.743366,
    "residential_share_after": 0.796512,
    "unadjusted_classes": [],
    "grand_list_year": 2024,
    "rate_basis": "separate_motor_vehicle_rate"
   },
   "next_revaluation": 2025,
   "bill_projection": {
    "grand_list_year": 2024,
    "fiscal_year": 2026,
    "base": 640142504,
    "vehicles": 66863210,
    "property_rate": 30.46,
    "vehicle_rate": 30.46,
    "vehicle_limit": 32.46,
    "levy": 19498740.67184,
    "revaluation_base_factor": 1.443424,
    "home_factor": 1.54662,
    "housing_after": 735974741.2316732,
    "revaluation_year": 2025,
    "budget": {
     "total_expenditures": 26265590.0,
     "property_tax_revenue": 18974693.0,
     "revenues_from_state_of_ct": 288899.0,
     "revenues_from_federal": 0.0,
     "all_other_revenue": 5854122.0,
     "use_of_fund_balance": 1147876.0,
     "adopted": "2025-05-21"
    },
    "statutory_aid": {
     "2026": {
      "total": 4528656.18,
      "education_cost_sharing": 4080374.0
     },
     "2027": {
      "total": 4813288.49,
      "education_cost_sharing": 4080374.0
     }
    }
   }
  },
  "Berlin": {
   "schedule": [
    2027,
    2031,
    2036
   ],
   "sales_ratio": {
    "residential": {
     "2011": 77.61,
     "2012": 70.0,
     "2013": 66.81,
     "2014": 67.71,
     "2015": 66.73,
     "2016": 66.61,
     "2017": 70.0,
     "2018": 66.54,
     "2019": 65.51,
     "2020": 59.81,
     "2021": 53.76,
     "2022": 70.0,
     "2023": 56.09,
     "2024": 51.17
    },
    "commercial": {
     "2011": 77.17,
     "2012": 70.0,
     "2013": 71.77,
     "2014": 79.17,
     "2015": 64.53,
     "2016": 68.46,
     "2017": 70.0,
     "2018": 71.52,
     "2019": 76.22,
     "2020": 69.94,
     "2021": 61.0,
     "2022": 70.0,
     "2023": 64.28,
     "2024": 53.4
    }
   },
   "outlook": {
    "sales_ratio": {
     "residential": 51.17,
     "commercial": 53.4
    },
    "class_factor": {
     "residential": 1.367989,
     "apartments": 1.365854,
     "commercial": 1.310861,
     "vacant_land": 1.365854,
     "land_use": 1.0
    },
    "base_factor": 1.274886,
    "mill_rate_factor": 0.784384,
    "home_bill_factor": 1.073028,
    "commercial_bill_factor": 1.028218,
    "residential_share_before": 0.600291,
    "residential_share_after": 0.644129,
    "unadjusted_classes": [],
    "grand_list_year": 2024,
    "rate_basis": "separate_motor_vehicle_rate"
   },
   "next_revaluation": 2027,
   "bill_projection": {
    "grand_list_year": 2024,
    "fiscal_year": 2026,
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  }
 }
}