The Revaluation
+35.4% / +10.4%
The average Middlebury home rose 35.4% in assessed value in the October 2025 revaluation. The average residential tax bill rose 10.4%. The mill rate moved from 32.52 to 26.56.
The Calculator
Your property tax,
reshaped twice.
The October 2025 revaluation already changed your tax bill. The $224 million for 2 new schools approved in May will change it again starting FY 2027–28. Enter both assessments below to see the dollar change for your home.
Don't know your assessment figures?
On your property's Vision page, scroll to the assessment history. You'll see both your FY 2025–26 and FY 2026–27 figures listed together. Copy both into the calculator below.
Open property lookup ↗Your New Assessment · FY 2026–27
From the Vision Appraisal lookup above.
$ —
$100,000$5,000,000
Your Prior Assessment · FY 2025–26
From your last tax bill, before October 2025.
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$100,000$5,000,000
Awaiting your numbers
Enter both your prior and new assessments to see your FY 2026–27 and FY 2027–28 tax impact.
Reference
About the numbers
The ten figures driving every calculation on this site, sourced and explained.
The Town Budget
+3.80%
The FY 2026–27 town budget is $13,985,958. Initial department requests totaled $15.1M (+12.29%) before the Board of Finance cut roughly $1.2M from the proposal. That level of cutting may not be repeatable in FY 2027–28.
The Schools Share
+1.57%
Middlebury's portion of Region 15 rose to $31,682,404. Schools remain 69.4% of Middlebury's total budget.
The ADM Formula
Middlebury bore roughly 10% of the FY 2026–27 Region 15 increase. Its standing share is 33.13%.
Under C.G.S. §10-51(b)(1), Region 15 costs are apportioned each year by Average Daily Membership. Middlebury's enrollment share dropped slightly in the October 2025 count, so the town absorbed only about 10% of the $4.86M Region 15 increase. Not guaranteed to repeat next year.
2 New Schools
$224 million
Voters approved 2 new schools in Region 15 on May 6, 2026. Middlebury voted NO (539 to 648); Southbury's YES vote (1,935 to 1,172) carried the combined result. Middlebury is on the hook for its 33.13% share, roughly $26.6M to $29.8M in principal, about $49.2M over 30 years with interest.
Schools Tax Impact
$240 / $100k
Starting FY 2027–28, the new schools add roughly $240 per year per $100,000 of assessment in Year 1. The charge peaks near $321 per $100,000 around FY 2032–33.
Commercial Property
Two commercial properties cut more than $349,000 in annual tax revenue from Middlebury's base.
Most commercial values rose 10–15% in the revaluation, which generally meant lower commercial tax bills under the new mill rate. Two large exceptions, driven by the “8-3m” law and related MSTA litigation: 764 Southford Road dropped 60% (about $129,954 per year), and 199 Benson Road dropped 68% (about $219,167 per year).
Yale Avenue
+16.87%
81 homes on Yale Avenue. Average assessment rose from $193,627 to $276,006. Average tax bill rose from $6,293 to $7,331, an increase of $1,038 per year.
The Grand List
Over 90% residential
Residential property is now more than 90% of the Grand List. There is effectively no commercial offset left to absorb future cost increases.
Connecticut Context
3rd worst nationally
Connecticut ranks 3rd worst in the country for property taxes (effective rate roughly 1.54%, Tax Foundation 2026). The state's Education Cost Sharing foundation has been frozen at $11,525 per student since 2013. With inflation, it would be about $16,000 today.
Figures based on the FY 2026–27 town budget, the October 2025 revaluation, and the May 6, 2026 Region 15 referendum on 2 new schools.