Assessing

• What is Current Use Taxation?
  • Current Use was developed in the early 1970’s to encourage the preservation of open space by assessing the land value on the basis of its current use, which is open space. 
• How much land is needed to enroll in Current Use?
  • Generally speaking, a minimum of 10 acres of undisturbed land is required.
• What is the tax if I build on land in Current Use?
  • 10% of today’s fair market value ( if this is a recent purchase, an arms-length transaction, the sale price is usually the best indicator of today’s market value, when supported by other like sales ) 

• If I purchase land enrolled in Current Use, do I have to pay back all of the taxes?

  • If the land remains qualified for Current Use (10 acres undisturbed land) the land will remain in Current Use. 

   

Take the following steps:  

1. Go to the Online Database and obtain your property card
2. Review the card and discuss any questions or errors with the Assessors
3. Determine your equalized assessment (see below)
4. Estimate the property’s maker value
5. Compare the value estimate with the equalized assessment.

Use the following equation to determine your equalized value: 

Equalized Assessment - $ Assessment ÷ Applicable Equalized Ratio

Example:         Assessment = $500,000

                        Equalized Ratio = 80%

                        $500,000 ÷ .80 = $625,000

To make a proper assessment of a building, an inspector should see the inside as well as the outside of your property.  The law requires that property be valued from an actual view, or the best information available.  We do not always have current data on the physical characteristics of each property in Sunapee.  If we are unable to enter your property, we will estimate your assessment based on the data that is available and sales of properties similar to yours.

Sunapee offers the Elderly Exemption, it’s an exemption off of the value of your home. To qualify one must be 65 as of April 1 of the year applied, resided in New Hampshire at least three years prior to applying, and is income and asset-based. The criteria can be seen here.

Yes.  Filing an abatement does not relieve the taxpayer’s obligation to pay the taxes owed.  The municipality has the right to charge you with interest on unpaid taxes (even if an abatement is granted), to place a lien on your property, and to take other collection steps while your application and appeal are pending.     

If an abatement is granted, the abated taxes will be refunded to you with 6% interest. 

The assessors are in the office on Mondays and Tuesdays and welcome your phone call, email, or visit to discuss your concerns.  If you would like to meet with the assessors, we ask that you schedule an appointment with one of the assessors.  During this informal session, you can learn how your assessment was made, what factors were considered, and what type of records we have on your property.

For all other questions please contact the assessing office at (603) 763-2212 ext. 1014 or 1015.

To ensure an accurate assessment, it is to your advantage to allow the assessor inside your property when an inspection is requested.  By denying your inspection, your assessment will be estimated based on the data that is available yet the burden of proof still rests with you before the Board of Tax and Land Appeals or Superior Court.

You have a choice.  You may either appeal to the NH Board of Tax and Land Appeals OR appeal to the Sullivan County Superior Court.  In either case, your appeal must be filed by September 1, 2025.

April 15, 2025 

80% 

$10.55 

Please find the Tax Rate Breakdown here.

Market value is determined by the activity in the real estate market and the general economy. The value of your property is based on a statistical analysis of the market data (real estate transfers, etc.) for the year +/- prior to April 1, 2024. The market can generally be defined as (a) you, (b) the person who sold the property to you, and/or (c) the person willing to buy it from you. It is the appraiser’s job to research and analyze the values in any area or neighborhood. In effect, they do what you would do to determine the selling price when putting your property up for sale Factors that are reviewed for each property would include location, size, and quality of construction, age, and condition of the improvements, site characteristics, zoning restrictions (if any), etc.  

New Hampshire’s assessing standards call for an update of assessing data and property values every five years. A NH-approved methodology and State certification help each town contribute its fair, equitable, and proportional share of the statewide property tax and education funding. The NH Department of Revenue Administration (DRA) oversees this process. 

Sunapee has established a program of inspecting any properties that were sold during the previous year, as well as verifying any building permits or other reported changes to properties. Every fifth year the Town of Sunapee will assess all parcels in town. This allows for a regular adjustment of property assessments and helps to prevent any one category of property from being either over or under assessed.

The Town of Sunapee bills for property taxes semi-annually.  Bills are due July 1st and December 1st of each year. 

The tax year runs from April 1^st to March 31^st.

The Town of Sunapee underwent a full in-house statistical revaluation which began April 1, 2023.   The resulting values were effective as of April 1, 2023, and were the basis for the tax bills which were mailed in October 2023.

Statutorily we are not required to update values again until April 1, 2028, however since the market over the last four years has been so explosive, if fairness and equity between all the segments of Sunapee’s market becomes unfair we may assess prior to five years.   

Assessing Maps & Cards can be found here.

Please find resources for reading your property card here.

*Please note property maps are for tax assessment purposes only and are not intended as a survey reference.

More information for Understanding Property Taxes can be found here.

The official New Hampshire assessing reference manual, Understanding NH Property Taxes, is available to help you understand assessing and property taxes in NH.

There is a common belief that the assessors and/or Town set the tax rate... this is false. The rate is determined by the NH Department of Revenue Administration (DRA) and is based on the budget needs of the town and county to cover public services, infrastructure, education, public safety, and other essential functions.