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Property tax fact sheet, for Nov. 22, 2004 ABN property tax workshop

Workshop: "Boston's Property Tax Crisis"
November 22, 2004
7-8:30 p.m.
Boston Public Library Mezzanine Conference Room.

Slide presentation

Last year, average residential property taxes soared 14.5% while commercial taxes fell. This "tax crisis" forced a state-wide review of the property tax structure. Band-aid legislation temporarily "lifted the cap" on commercial taxes; otherwise the taxes would have risen 41.4% for a single family homeowner and 56.6% for a three-family homeowner!

But, as Mayor Menino testified, Boston needs a basic overhaul. The State Dept. of Revenue was mandated to do a comprehensive study ñ but they are just looking to spread the residential increases more evenly, rather than addressing underlying problems.

Boston's elected officials must do this basic overhaul!>

Because of the commercial rental outlook for the foreseeable future, without major changes, our residential tax burden will double in 5 years!

Boston's tax problem is unique in the State, and has several causes:

  • The "classification" system of taxing commercial vs residential properties
  • Extensive property ownership by tax-exempt agencies and institutions
  • Property tax breaks to large developers

A commercial property's tax is based on average net incomes of similar properties (owners' "ability to pay") regardless of the "market value" (sale price) of similar towers.

  • One Lincoln just sold for $705 million, but is assessed at $200 million.

Residential tax is based on sales prices of comparable properties.

  • Your home is taxed at the neighbors' sale prices, no matter what your ability to pay.

Office tower assessments average 50% of the sales prices.

Residential assessments average 70% of sales prices.
 

Since the current tax "classification" system started in 1983, Boston has added far more commercial than residential space. But:

There is still a floor on the percent of the total tax burden paid by residential owners, but a ceiling on the percent paid by commercial owners.

So, when the economy changes leaving a glut of office space, leases fall, commercial taxes fall, and homeowners are forced to pick up the difference ñ no matter how high it gets.

But the reverse isn't true: If residential prices fall, the commercial levy can't rise above that 170% of the unclassified rate. When the residential assessments fall, rates (tax per $1,000 dollars of assessed value) are raised to make up the difference.

Office tower owners are protected, but homeowners are not.
Tax Exempt Property in Boston, or, How the Other Half Lives.

52% of our land is tax-exempt -- about 40% the total value of land and buildings.

The true value of tax-exempt property is not known. It is under-assessed; the City Assessor doesn't calculate it accurately since no payment is made. The real value may be several times as high.

TOTAL CITY-ASSESSED VALUE FOR:
TAX-EXEMPT PROPERTY:
$22.2 BILLION
TAXABLE PROPERTY:
$57.5 BILLION

COMMERCIAL PROPERTY:
$18.6 BILLION

RESIDENTIAL PROPERTY:
$35.2 BILLION

OTHER (INDUSTRIAL, PERSONAL):
$3.7 BILLION

WHO IS EXEMPT?

  • US Government
  • Commonwealth of Massachusetts
  • Massachusetts Turnpike Authority
  • MBTA
  • MASSPORT
  • The Boston Redevelopment Authority and EDIC
  • Boston Housing Authority
  • City-held foreclosures
  • Schools, Colleges and Universities
  • Hospitals and Research Laboratories
  • Museums and cultural facilities
  • Religious and social non-profit organizations
EXAMPLES
       
OWNER
ASSESSMENT
PILOT
Paid 25% of regular tax*
United States government
BRA/EDIC
Boston Housing Authority
Massport
MBTA
Commonwealth of Mass
City-held foreclosures
Berklee College of Music
Boston College
Boston University
Emerson College
Emmanuel College
Forsyth Institute
Harvard College/Univ
Northeastern Univ
Showa Institute
Simmons College
Suffolk Univ/Law
Tufts University
Wentworth Instit
Brigham and Womens
Mass General Hospital
Tufts/NE Med Ctr
$665 million
$600 million
$750 million
$900 million
$315 million
$2 billion
$36 million
$40 million
$250 million
$180 million
$36 million
$69 million
$17 million
$350 million
$330 million
$21 million
$94 million
$114 million
$26 million
$105 million
$77 million
$700 million
$140 million
0
0
$550,000
$10,000,000
0
0
0
$175,000
$200,000
$2,500,000
$22,000
0
0
$1,300.000
$140,000
$90,000
$15,000
$170,000
$17,000
$1,800
$700,000
$1,700,000
$600,000

-
-
-
-
-
-
-
$320,000
$2,000,000
$4,500,000
$300,000
$550,000
$136,000
$2,800,000
$2,400,000
$168,000
$750,000
$900,000
$210,000
$840,000
$615,000
$5,600,000
$1,120,000

*Rule-of-thumb to calculate PILOT for non-profit institutions is about 25% of normal taxes

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