BETHEL — The Bethel Board of Assessors has approved a property revaluation process that will span three years of data collection, with updated rates set to take effect in 2029.

“Whatever the market does between now and then will be reflected in the numbers we put together in 2029,” said Town Assessor Agent Rob Duplisea.

“If something has been missed or removed, adjustments will be made on that tax card,” added Assessor Board Chair Michelle Cole. “But the overall valuation won’t change universally until the fourth year.”

On March 4, the Board received a letter from Maine Revenue Services (MRS) requesting a decision: begin a revaluation or accept a 55% developed parcel ratio. Without revaluation, roughly 600 homestead-exempt properties in Bethel would have seen their $25,000 maximum exemption drop to 55% for the 2025 tax year. In tax year 2025 the number was 77%.

Duplisea noted the town’s last revaluation was in either 2006 or 2008 and that Bethel remains above the 70% threshold, avoiding any penalties.

“It’s folklore that we have to do a re-val every 10 years. You have to read the state law,” said Cole.

“We’ll still be systematically under 100% market value, but in compliance,” said Duplisea. “We’ll retain some homestead exemption and buy a couple of years to see where the market goes.”

The Board selected Duplisea’s firm, RJD Appraisal of Pittsfield, to handle the revaluation at a total cost of $202,000 ($47,300 per year). The Select Board waived the bid process.

Other business

At the Board’s request, Duplisea presented data on tree growth and land trust acreage at the April 9 meeting. “There are 18,600 acres of tree growth in this town and another 700 in land trust acres,” he said—totaling 48.7% of Bethel’s land. Town Manager Sharon Jackson confirmed the Town received $37,000 from the State in October 2024 for the tree growth acreage.

“You always thought it was a lot [of acreage], Ron. I was surprised,” Duplisea told Board Member Ron Savage.

Savage replied, “My only complaint – and it’s in the future – is that when the land trust pulls stuff out, it’s forever, and forever is a long time. Last year we gained $20 million in new construction, so that’s $200,000 in taxes… . If there’s no land to build those new homes, eventually it’s going to catch up to us. We have to watch how much is being pulled out for ‘forever.’”

Duplisea noted that in other towns, some landowners are opting to pay tree growth penalties and cash out. “Anything coming out of tree growth, that only helps the town,” added Savage.

The Board also discussed establishing a Payment in Lieu of Taxes (PILOT) program for tax-exempt properties. Jackson confirmed that the $11,000 Gould Academy pays annually does not cover water for fire hydrants or other town services.

“Not every town exempts the land trust. Could be part of your PILOT letter,” said Duplisea.

The Board asked Duplisea to return with tax exemption information on the town’s four low-income housing properties for their next meeting.

 The next Assessor’s meeting is June 11 at 8 a.m.