Citywide Revaluation Project

Full Measure & List Revaluation

On March 28, 2024, the City awarded a contract for RFP 10-24, Full Measure and List Appraisal and Revolution to Vision Government Solutions, Inc. (“Vision”). Vision is also the City’s assessing software provider and their certified staff is well versed in all facets of municipal assessment valuation work. In accordance with RSA 21-J:11, II, the New Hampshire Department of Revenue Administration (“DRA”) has oversight to the cyclical inspection and revaluation process.

An initial meeting to discuss in detail the plan and schedule for the full measure and list activities was held between the City and Vison on May 16, 2024. 

Vision began inspecting residential properties July 16, 2024. A list of addresses of the properties by neighborhoods currently being inspected is included below. Access the Neighborhood Map for more information.

List of addresses included in each neighborhood:

Neighborhood 11 - Began around March 11, 2026

Neighborhood 13 - Began around March 11, 2026

Neighborhood 09 - Began around January 20, 2026

Vision Staff  will also be measuring and listing properties in Manufactured Home Parks, Condo Developments, and Commercial Properties throughout the city. 

Commercial properties may be inspected by staff on Saturdays.

Scheduled neighborhood order: 15, 01, 03, 02, 04, 05, 06, 07, 08, 09, 10, 12, 11, 13, 14

Vision staff continue to work with homeowners in completed neighborhoods when appointments are requested.

Stephen Whalen is the Project Manager assigned by Vision to this project. All Vision staff will be identified on the dedicated webpage, will carry an approved photo ID, and wear an easily identifiable and marked neon vest. The City’s Assessing office personnel will be well informed and a solid resource for taxpayer questions. Questions and/or comments should be directed to the Assessing office. The Concord Police department will be informed of personnel and ongoing activities.

Additional information about Vision staff that will be working on Concord:

• Stephen Whalen - Vision Project Manager, NH Certified Assessor Supervisor with vision 40 years’ experience, MA Assessor, MA Realtor.
• Michael Jackson- NH Certified Building Measurer and Lister.
• Elizabeth Polanco - NH Certified Building Measurer and Lister.
• Dylan Marker - NH Certified Building Measurer and Lister.
• Sam Fidler - NH Certified Building Measurer and Lister.
• Daniel Harper - NH Certified Building Measurer and Lister.
• Liam Driscoll - NH Certified Building Measurer and Lister.
• John Doyle - NH Certified Building Measurer and Lister.

The City’s Assessing Department staff will have a very hands-on approach to the entire project. City assessors will assist with inspections, monitor, and provide valuable training and quality control.

Vision’s continues to complete data collection which will culminate in a Full Statistical Revaluation for Tax Year 2026.     

Under the guidelines of RSA 75:8-a, together with the assistance of Vision and the monitoring efforts of the DRA, the Assessing Department will reappraise all City properties so that the assessments are at a full and true market value as of April 1, 2026. The New Hampshire State Constitution (Part 2, Article 6) requires values anew, at least, once every 5 years. The City’s last assessment statistical revaluation was completed in 2021.

Definitions

Data Collection means the inspection, measuring, or listing of property within a municipality.

Full Statistical Revaluation means the process of a revaluation of all taxable and nontaxable properties in a municipality, using existing property data, to arrive at full and true value as of April 1. The term includes “statistical update” and “statistical reassessment”.

Improvement means any physical change to either land or to buildings that may affect value.

Listing means recording a description of the interior, exterior, and attributes of any improvements or the recording of the description of land features and attributes. The term includes “list”.

Market Value means the most probable price that a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus. #_msocom_2 

Mass Appraisal means the utilization of standard commonly recognized techniques to value a group of properties as of a given date, using standard appraisal methods, employing common data and providing for statistical testing.

Measure means the physical inspection, verification, sketching and recording of the exterior dimensions and attributes of any improvements made to a property.

Revaluation means the act of re-estimating the worth of real estate of the entire municipality using standard appraisal methods, calibration of the  #_msocom_3 Computer Assisted Mass Appraisal (CAMA) tables and models, establishment of a new base year with a USPAP compliant report, and providing for statistical testing whether by either: (a) A full revaluation; or, (b) A full statistical revaluation. The term includes “reappraisal,” “reassessment,” and “value anew”.

Sale Validation means the process of verifying a real estate sale transaction to determine whether the sale was a valid or an invalid indicator of the market value of the sold property. The term includes “sale verification” and “sale qualification.”

History & Background

The Assessing Department’s purpose is to continuously discover and list information used to provide fair and equitable property values for the equitable distribution of the City’s property taxes. Between 2004 and 2021, under RSA 75:8-b, the Assessing Department conducted annual updates intended to appraise all City real estate at market value through statistical analysis. This process includes the review and inspection of properties that sold, properties where building permits have been issued, properties where owners have filed an abatement/appeal, and those properties whose owners have requested inspections. The assessment records for these aforementioned properties reflect the most recent updates, conditions, measurements and details about the property as of the date of that last review or inspection. However, during this time period no cyclical inspection process existed and thus the majority of City properties were not visited.  

Accurate property records and data is essential for fair and equitable assessments and for the fair and equitable distribution of property taxes. For example, the size or use of the property may have changed, physical changes may have been made without building permits, deterioration of the property through wear and tear resulting in a decreased assessment as well as improvements and upgrades that increase assessments that have not been captured. These types of issues are typically the direct result of incorrect information in the assessment record.

The last Full Measure and List of all properties in Concord and Penacook was completed in 1990; 34 years ago. This process involves visiting every property within City limits to verify the exterior measurements of the buildings and improvements such as sheds, patios, generators and in-ground pools, as well as inspect the interior of the buildings to verify and update the number of bedrooms, bathrooms, flooring, wall finishes, finishes in the kitchens, baths, other rooms, units and the overall condition of the property. Any and all improvements to the underlying real estate that contribute to the properties market value becomes part of the dataset. While the Assessing Department has done a serviceable job achieving assessment equity and produce assessments reflective of market value under the RSA 75:8-b, a Full Measure and List cyclical inspection process is necessary to maintain fair and equitable assessments.