The Town of Greenwich Assessor’s Office has started its townwide property revaluation. This process will establish the October 1, 2025 Grand List. If you own property in Greenwich, this revaluation directly impacts your property assessment. Understanding the process is key.
This guide explains the 2025 Greenwich property revaluation. We will cover why it happens and what you can expect. You will also learn about key dates and your options for review and appeal.
Understanding the 2025 Greenwich Revaluation
Connecticut law requires all municipalities to revalue property every five years. This regular cycle ensures assessments remain fair and equitable across town. The last revaluation in Greenwich was for the 2021 Grand List. That one was delayed a year due to public health restrictions. The current process gets the town back on its standard five-year schedule.
The main goal of a revaluation is to align property assessments with current market conditions. As required by state law, each new assessment will reflect 70% of the property's fair market value as of October 1, 2025. This process helps distribute the town's tax obligations fairly among all property owners.
The Town of Greenwich is working with J.F. Ryan & Associates to complete this revaluation. Their assistance ensures a thorough and accurate process.
Why is a Revaluation Important?
Property values change over time. Some areas may see values rise faster than others. A revaluation captures these changes. It adjusts assessments to reflect the current market.
Without regular revaluations, inequities can develop. Some properties might be over-assessed while others are under-assessed. By updating all assessments at once, the town ensures that each property owner pays a fair portion of the tax load. This is based on their property's current value.
The Revaluation Timeline: Key Dates for Property Owners
The revaluation process involves several steps. It is important to know the timeline to prepare for upcoming notices and deadlines.
November 2025: Notice of Assessment Change
All Greenwich property owners will receive a notice of their new assessment. This notice will be mailed sometime in November 2025. It will detail the updated assessed value of your property. This value is based on the October 1, 2025 market data.
Mid-November 2025 to Mid-January 2026: Informal Hearings
After you receive your notice, you will have an opportunity for an informal hearing. These hearings are held with the revaluation company, J.F. Ryan & Associates. This is your first chance to discuss your new assessment.
The Assessor's Office strongly encourages property owners to schedule a hearing. It is the best time to review the data used to value your property. You can ask questions and discuss any concerns you may have.
February 2026: Board of Assessment Appeals (BAA)
If you are not satisfied after the informal hearing, you have another option. You can file a formal appeal with the Board of Assessment Appeals (BAA). The window to file an appeal is between February 1, 2026, and February 20, 2026.
Keep in mind that if the Assessor’s Office gets a one-month extension, all BAA deadlines will also be extended by one month.
March 2026: BAA Hearings
Hearings before the Board of Assessment Appeals will take place during March 2026. This is a more formal process where you can present your case for why you believe the assessment is incorrect.
Post-BAA: Superior Court Appeals
If you disagree with the BAA’s decision, you have one more level of appeal. You can take your case to the Superior Court in Stamford. This is done under Connecticut General Statutes Section 12-117a.
How the New Assessment Affects Your Tax Bill
The new assessment from the 2025 revaluation will first appear on your July 1, 2026 tax bill. This bill covers the first half of the 2026-2027 fiscal year.
- July 1, 2026: The first tax bill with the new assessment is sent.
- August 1, 2026: Payment for the first half of the tax bill is due.
- January 1, 2027: The second half of the tax bill is sent.
- February 1, 2027: Payment for the second half is due.
It is important to understand that a higher assessment does not automatically mean a higher tax bill. The final tax amount depends on the town's mill rate. The mill rate for the 2026-2027 fiscal year will be set in the spring of 2026.
The Greenwich property revaluation is a standard and necessary process. It ensures fairness and equity in the town's property tax system. Stay informed about the key dates and understand your options for review. This will help you navigate the process effectively.