#MiddleburyCT #HomesteadExemption #Cipriano #StJohn
By MARJORIE NEEDHAM
The proposed Middlebury Homestead Property Tax Exemption Ordinance seemingly appeared out of nowhere at the October 6, 2025, Board of Selectmen meeting. It then faded into the distance at the October 20, 2025, Board of Selectmen meeting when enacting it was postponed to 2026.
First Selectman Edward B. St. John introduced the ordinance on October 6, saying he and Vin Cipriano had been discussing this for a long time as they tried to come up with something that would help residents. St. John noted properties are currently undergoing revaluation and the new property values will be effective with the October 1, 2025, grand list. He said this ordinance would provide tax relief to residents as they dealt with increased property values.
Selectman J. Paul Vance Sr. enthusiastically supported the ordinance, saying that it would benefit many people in the community, and anything the selectmen can do to reduce taxes is an absolute necessity. St. John said the ordinance is a home run.
The ordinance was approved unanimously. Selectman Jennifer Mahr said she thought it was an excellent idea, but noted handing out the ordinance to the selectmen 15 minutes before the meeting didn’t allow them time to really digest it and to ask residents what they think about it. She noted no one saw a copy in advance and no one outside the room knew about it. “If this is something we are doing for the benefit of our residents, we ought to explain it first and let them hear about it before we make decisions,” she said.
The October 6 meeting ended at 5:40 p.m. At 6:20 p.m., the first selectman’s office issued a press release praising the leadership of Cipriano and St. John for helping the town take “a major step to protect homeowners from rising property taxes” by adopting the new ordinance. It would take effect with the October 1, 2025, assessment year, the release said, just ahead of the town-wide property revaluation that is expected to significantly increase assessed residential values. St. John said without the ordinance residents would have had significant tax increases. Now they would have real, tangible relief.
The press release also advised residents to contact the assessors office for more information. Assessor Chris Kelsey told us the first he heard of the ordinance was when residents began calling him to ask about it.
At the October 20, 2025, Board of Selectmen meeting, Kelsey and Chief Financial Officer Seth Bernstein made it clear the ordinance would be impossible to enact in time for the October 1, 2025, grand list. Kelsey said, “Failing to plan is planning to fail.” He then explained there were a lot of problems with the proposed ordinance. One is that our computer system and the size of base lots in Middlebury won’t allow him to ask the computer to take a percentage off the properties. He also noted he is extremely busy during the ongoing revaluation, and he would need to process information on as many as 3,047 residences between now and mid-February. As he spoke, boxes of envelopes and paper he would need for the project sat on the table in front of him. He pointed out he’d also need 78 cents in postage for 3,047 residences, nearly $2,400 that is not in his budget.
Noting that each application would need a copy of a driver’s license, tax return, utility bill, letter from the schools, letter from the employers, and more, he said, “This is a lot of paperwork.” He said there aren’t enough filing cabinets for it, and he needs a plan from someone because he doesn’t see how he could do this.
At this point, St. John said implementation of the ordinance is not set in stone. Kelsey pointed out the ordinance approved October 6 clearly states it is for the assessment year commencing October 1, 2025. This means forms must be completed by February 2026.
St. John suggested Kelsey present a plan to the selectmen that indicates the ordinance needs to be moved out to 2026. Mahr pointed out the Kelsey was sitting there right now telling them that. St John asked if they’d like him to make a motion to amend the ordinance. Vance said they shouldn’t kick the can down the road too far.
Mahr asked Bernstein to weigh in. He explained the assessor builds the grand list and then he uses those numbers to determine the budget. He said there’s no way of knowing how many people will apply for exemptions and with the equipment, software and staffing needed, it simply can’t be done right now. Kelsey suggested waiting until at least 2026.
St. John said they could discuss it at the December meeting and amend the date then. The Town Charter, Chapter Two, Section 202 states the newly elected first selectman’s term will commence “the first Monday of December following their election,” so it appears St. John will no longer be in office then.
Mahr again pointed out Kelsey and Bernstein were asking for the change, so St. John motioned to change the implementation date to October 1, 2026. The motion passed unanimously. There will be no tax relief next year.
