CHARLEMONT — In the face of rising property values, the Selectboard and Board of Assessors have voted to lower the tax rate for fiscal year 2025 by $2.40 compared to FY24’s numbers. Residents can expect a tax rate of $18.30 per $1,000 valuation, making for an average tax bill of $4,898 for a single-family home.

During the town’s annual tax classification hearing, held on Nov. 25, Board of Assessors member Jacqueline Cashin explained that they were able to lower the rate for this fiscal year because Charlemont saw $9 million in new growth, allowing tax levy to be spread among more properties.

Cashin said due to a project at Berkshire East Mountain Resort, the construction of new homes and renovation projects in town, there was a higher total property value in town to be taxed. The total value of residential property in Charlemont is $156,277,001 and the total value of commercial/industrial property is $17,168,302.

“The assessors are in favor of keeping the tax rate low because values have been high because of sales,” Assessors' Clerk Carlene Hayden explained. “Sales have been astronomical.”

Because property values have risen, Cashin said, “this lower tax rate gives us an opportunity to maybe balance that extreme market value growth.”

The average value of a single-family home in Charlemont is $267,678, and the average value of a commercial/industrial property in town is $613,154, Hayden said. She added that over the past year, the assessors saw the value of ranch-style homes increase in particular. Ranches have become a more sought-after style on the market.

The Board of Assessors hopes the lower tax rate will ease the burden on residents who have paid one of the highest property taxes in the state in recent years. According to data from the state Department of Revenue, Charlemont had the third-highest property tax rate in fiscal year 2024 at $20.70 per $1,000 valuation, trailing just Wendell ($22.15) and Plainfield ($21.42).

Following the Board of Assessors’ recommendation, the Selectboard voted unanimously to adopt the $18.30 tax rate.

While the Selectboard has approved the tax rate, Hayden said the rate could still change by a few cents when it is reviewed and certified by the Department of Revenue.

Reach Madison Schofield at 413-930-4579 or mschofield@recorder.com.