Russ Beaudoin, Assessor
Phone: (802) 635-2554
Fax: (802) 635-1724
Russ is in the office in Eden on most Mondays from 12:00 noon until 4:00. Any questions on other days can be directed to the Town Clerk and the office can forward any questions for consideration when Russ is next in the office.
Tax Maps (Property Record Cards)
Notice to Taxpayers/Grievances 2025
Grievance Process
In Vermont, challenges to property assessment values are in the form of grievance hearing appeals conducted by the Town’s Listers or an Assessor in the absence of a board of listers.
The Town of Eden’s annual grievance period typically starts in early to mid-June, with the mailing of Change of Appraisal Notices to any property that has changed in value. Property owners that believe their assessed value is inaccurate must appeal to the Assessor’s Office in writing. The deadline to request a hearing is 14 days from the date of mailing of Change of Appraisal Notices. Anyone can appeal their value regardless of whether there was a change or not.
All appeals must be in writing. An email is an acceptable grievance request (melissa@edenvt.org). Letters must be received, and appointments made on, or before the due date. Please call (802) 635-2554 to make an appointment. If unable to attend, your appeal will be based on the information provided in the letter. Postmarks are not evidence of timely filing.
Grievance hearings will be by appointment only and will last 10-15 minutes. Be prepared to present relevant evidence regarding the appeal. This evidence must speak to the fair market value of the property and must be backed up by evidence of recent sales of similar properties. A grievance should be primarily based on three factors. The property’s value cannot be lowered because of taxes.
The basis for a successful grievance is generally founded on one or more of the following:
Fair market value – this grievance is based on the homeowner’s opinion of fair market value — they believe the property is worth more or less than the assessment. Owners must be prepared to provide valid examples of properties that have been sold in the Eden real estate market. A general argument that the market is poor or high is not valid.
Comparative assessments – this grievance is based on the homeowner’s opinion that the property is not assessed fairly in comparison to other similar properties. Owners must be prepared to provide specific evidence that similar properties are assessed at a higher or lower value than theirs. It is important to provide data for properties that are similar in location, acreage, and size.
Data errors – this grievance is based on an error in the property record. The number of baths, a finished basement that is minimally improved, and recent renovations are all examples of valid corrections. Please remember that some data corrections will not lead to a change in value.
HISTORY
The Lister position was established before Vermont became a state. It is unique to Vermont. In other states, this position is referred to as an “Assessor”.
In 1778, “An Act Directing Listers in Their Office and Duty” called for all inhabitants to give in writing “a true account of all their listable polls, and all their ratable estate.” This list was to be carefully scrutinized and validated by the listers. Because items were assigned listed values by category and not by market value, listers were appropriately named. 2008 Property Valuation and Review Lister’s Handbook, pg. 1
Did you know? In the very early years of property taxation, the list included four different categories of cows, each with their own value. Gold watches, pianos, and swarms of bees were also included in the old Grand Lists.
RESPONSIBILITIES
The Listers’ (or Assessor in our town) primary responsibility is to equitably appraise all real property in Town in compliance with applicable Vermont State Statutes. Assessment equity is the degree to which assessments bear a consistent relationship to market value. Most laws relating to assessment and taxation are found in Title 32. The definition of fair market value is found at 32 VSA §3481.
The list of all properties in Eden and Eden Mills and their assessments is referred to as the Grand List. The Listers are responsible for the preparation and maintenance of this list, including updating changes resulting from address changes or property transfers, so it is as accurate and equitable as possible. The listing (valuation) year runs from April 1 to March 31 of the following year. Thus, for any given year, the owner and the condition of the property is effective as of April 1.
Other duties of the Listers include working with tax maps, maintaining the State’s Current Use program, tracking all sales within the Town, and performing revaluations when mandated by the State.
The Listers periodically inspect properties to keep data current. According to professional standards of real estate appraisal, inspection reports assist listers in calculating the replacement cost of structures and the applicable depreciation to estimate current fair market value.
Information on each property is available from the Listers’ office or on the public computer in the Town Clerk’s office.
For more information on listers, assessments, property taxes, the education property tax, education tax rates, homestead exemptions, Current Use, etc., contact:
Property Valuation and Review Division of the Vermont Department of Taxes.
Auditor & Assessor Report for FY 21-22