Workshop: "Boston's Property Tax Crisis"
January 31, 2005
6:30-8:30 p.m.
Boston Public Library, Boylston Street, Mezzanine
Conference Room.
The Alliance of Boston Neighborhood's second workshop on
property taxes. The workshop's focus will be on possible
solutions in both the taxable sector and the tax-exempt
sector. All are welcome. Admission is free. Handicap
accessible
Fact sheet | 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 -- 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 -- 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
MORE INFO:
- Property Taxes in Boston - notes from Feb. 12, 2004 ABN meeting
- ABN property tax primer: