Warren’s ongoing townwide property reappraisal is expected to more than double the town’s Grand List, with the preliminary 2026 abstract Grand List rising to about $1.73 billion compared with the 2025 Grand List of $816.2 million.
The increase reflects updated market values across the community following years of rising home prices and is part of a state-required reappraisal process intended to ensure all properties are assessed fairly and uniformly.
Warren lister Julie Burns said the dramatic jump does not necessarily mean property owners will see tax bills increase at the same rate as their assessments.
TAXABLE PROPERTY
“We really would need a few moments to digest your new amazing home value,” Burns said in information distributed to residents. “We have spoken to numerous other towns that have said once there is more money in the pot, everything is at 100% value, the tax rate will most likely adjust, and your tax bill will not see a huge change.”
The 2025 Grand List — which represents the total assessed value of taxable property in town before the reappraisal — stood at approximately $816.2 million. Following the reassessment process, the abstract version of the 2026 Grand List currently totals about $1.73 billion, though officials noted that figure could still change during the grievance process.
Town officials said the updated assessments are intended to bring Warren properties closer to current market value after years of escalating real estate prices throughout Vermont and the Mad River Valley. Because a town’s tax rate is set by the state based on education spending and other factors, individual parcel tax rates aren’t yet known. That information is generally available in June.
FAIR MARKET VALUE
Under Vermont law, municipalities must regularly conduct townwide reappraisals to maintain equity among taxpayers. Over time, differences can emerge between longtime property assessments and actual sale prices, particularly in fast-moving housing markets.
Officials said that without regular updates, homeowners who purchased properties more recently may pay taxes based on assessments closer to market value while neighboring longtime owners continue paying taxes tied to significantly older and lower valuations.
“When a town’s Grand List is significantly undervalued, the tax rate must be artificially inflated to generate the revenue needed for schools and municipal services,” Burns said. “This creates confusing ‘sticker shock,’ even though individual tax bills might not be proportionally high.”
GRAND LIST GROWTH
Town officials stressed that a higher assessment does not automatically translate into a proportional tax increase because municipal and education tax rates typically adjust when the overall Grand List grows.
Warren’s last town-wide appraisal was in 2008. Burns reminded taxpayers that Act 68, passed in 2023, requires towns to reappraise every six years, beginning in 2025. She said Warren has already contracted for its next re-appraisal.
Residents are being encouraged to review their updated property records and compare their assessments with recent nearby sales. Property owners can access lister cards and parcel information online through the town’s reappraisal portal and property database.
Officials said reviewing comparable sales is one of the best ways for residents to understand how their new values were determined. Assessment books and property information will also be available for public review at the town office and during grievance hearings.
GRIEVANCE
The town has opened a grievance period allowing homeowners to challenge or seek clarification about their assessments. Some meetings may be conducted remotely, while others will take place in person.
Residents who wish to ask questions, review comparable property information or file a grievance regarding their assessment may contact the town at
Burns acknowledged that many residents may experience “sticker shock” when seeing updated values for the first time, particularly after several years of intense real estate appreciation across Vermont.
The town also reminded residents not to “shoot the messengers” as listers continue fielding questions and explaining the reassessment process over the coming weeks.
Additional information about the reappraisal, appointments and grievance hearings is available through the town website.
