Hudson's 2027 Revaluation Starts With This Year's Home Sales

If you close on a Hudson home this fall, how long will the tax figure on the listing sheet stay accurate?

The answer is probably not long, and the reason starts with your purchase. Hudson is in the middle of a full statistical revaluation with an assessment date of April 1, 2027. The sales the appraisers use as benchmarks run from about April 1, 2025, through April 1, 2027. The town's chief assessor, Jim Michaud, told the Board of Selectmen at its September 1, 2026 meeting that "those sales are still occurring and will be used as the benchmarks for the re-evaluation." A home that sells in Hudson this year becomes one of the reference points for every other home in town.

There's a practical side to that. At the same meeting, the contractor described a sales review process that includes an interior inspection for sold properties only. If an owner won't allow entry, the data collector goes over the property record card at the door, covering bedrooms, bathrooms, year built and heating type. If you've bought in Hudson recently, a knock on the door from a data collector is part of how this works.

The Two Numbers on the Listing Sheet Are Out of Sync

A Hudson listing usually shows an annual tax amount. That figure is the assessed value times the tax rate. Both parts of that math are about to change.

The latest total rate the New Hampshire Department of Revenue Administration has published for Hudson is $17.11 per $1,000, for tax year 2025, set on November 13, 2025. As of mid-October 2026, the newest municipal tax rate report on DRA's tax rate page is the 2025 report. Its 2026 listings so far are education tax warrants. DRA sets every community's rate, and Hudson's assessor has said a rate isn't known until around November.

Every year DRA compares assessments to actual sale prices in each town. That comparison is called the equalization ratio. Hudson's ratio has been sliding since its last revaluation:

As assessments fall behind sale prices, the town has to apply a higher rate to the same budget. By 2025, Hudson's assessments as a whole were about 76% of what DRA's sales study found the market paying. That's a town-wide measure from a sales study. Any one house can sit above or below it. Still, it means the rate on a listing is high relative to market value and the assessment is low, and the revaluation is designed to correct both.

What 2022 Showed

Hudson went through this same reset four years ago, so you can see how it played out.

According to DRA's rate reports, Hudson's total valuation went from about $3.08 billion in 2021 to about $4.58 billion in 2022, an increase of roughly 49%. Over the same two years, the total rate dropped from $21.67 to $14.69, about 32% lower. The amount the rate had to raise barely moved, from $68,646,404 in 2021 to $69,061,724 in 2022, an increase of less than 1%.

That matches what the town has said about 2027. At the September meeting, Steve Whalen of the contractor team told the board:

"The town does not take in more or less taxes as a result of the revaluation. Do not calculate the new value with the existing current tax rate."

He made that point in the September 1, 2026 Board of Selectmen minutes, adding that "the budget's the one that typically decides what the tax rates are going to be."

The 2022 reset also did what it was meant to do on accuracy. The town's 2021 vs. 2022 ratio study summary shows the median assessment-to-sale ratio rising from 71.26 to 94.25. The coefficient of dispersion, which measures how unevenly homes are assessed relative to one another, improved from 12 to 8.87. The same document lists the state standard for the median ratio as 90% to 110%.

Why Your Bill Depends on Your Neighbors' Values

If the total tax revenue stays roughly the same, a household's bill after the revaluation depends on how much its value rises compared with the rest of Hudson. A home whose market value has climbed faster than the town average takes on a larger share. A home that has lagged takes on a smaller one.

Whalen said this shift between property types shows up in the revaluations his team is doing this year. He described ranches gaining favor and colonials becoming somewhat less popular in Concord, Manchester and Salem, which he tied to an aging population. That describes other towns. It isn't a forecast for Hudson. But it shows how the model works: values are rebuilt from recent sales by style, size, features and section of town, and each section can get its own adjustment based on how desirable it is.

Hudson's tax base makes this share especially important. Michaud told the board in July that residential property is 77% of the town's base, with commercial and industrial at 20% and utilities at 3%. New Hampshire applies one rate to all of it, except public utility property.

The Building on the Old Golf Course

The largest new property on Hudson's tax rolls is the Target site, on land that was golf course as recently as 2022. According to the July 14, 2026 Board of Selectmen minutes, Michaud said the site became Hudson's largest property taxpayer in 2025. It now pays more than the public utility, and its assessment jumped once the building shell was in place by April 1, 2026. He also said it will be the largest building built in New Hampshire to date, and that Target projects it will be finished and operating in 2029.

He also explained its limits. With about $5.1 billion in total assessed value, it would take "five times that" to move the rate by 10 or 15 cents. New construction doesn't bring in additional taxes. It spreads the budget over a larger base. For a buyer, the building affects the tax rate by cents. The revaluation affects how the bill is split among owners, and that matters far more.

The Calendar From Here

The Board of Selectmen awarded the revaluation contract to the Vision division of VGSI, Inc. on January 27, 2026, in an amount not to exceed $205,000. The chief assessor gave the contract figure as $200,800. Here is the sequence the town has laid out:

1. Fall 2026: collection of sales data began in September. Commercial and apartment properties receive income and expense questionnaires.
2. Through April 1, 2027: sales keep entering the benchmark window, which closes on the assessment date.
3. Late in the project: a drive-by field review of every property checks record cards against what's visible from the street. Nobody enters homes during this step.
4. Around August 2027: owners receive preliminary value notices. At that point, no one can tell them what the tax impact will be.
5. After notices go out: informal hearings, by phone or in person, for owners who think their value is wrong. Appointments can be booked online or through a toll-free number.
6. Around November 2027: DRA sets the new rate, and that's when the effect on each bill becomes known.

The budget side is moving at the same time. Hudson's October 7, 2026 FY2028 budget presentation shows a draft general fund of $43.943 million, up from the adopted FY2027 figure of $41.648 million. The document describes that as a proposed 5.5% increase. That is a draft town budget, and the school and county budgets also feed into the total rate. Michaud also told the board to expect possible warrant articles raising elderly, disabled and blind exemption amounts to keep pace with the new values.

Hudson can't skip this reset. RSA 75:8-a requires towns to reappraise to full and true value at least every fifth year, and 2027 is Hudson's first revaluation since 2022.

The Sales Feeding the Model

The prices behind the new values come from Hudson's current market. The NH REALTORS Local Market Update for September 2026, current as of October 5, 2026, shows these figures for single-family homes in Hudson through September:

• Median sale price of $600,000 year to date, down 4.4% from the same period in 2025
• 128 closed sales, up 23.1%
• Sellers received 101.0% of original list price on average
• September median of $615,250 across 16 closings
• 23 homes for sale at the end of September, about 1.6 months of supply

The report warns that percentage changes can look extreme when the number of sales is small. For the revaluation, though, volume is what counts. More closings in 2026 give the appraisers more arm's-length sales to calibrate against. Those are sales between unrelated parties, and family transfers and business-to-business deals are excluded. Every agreed price in town between now and April adds to the data that sets Hudson's new values.

This is general information about how Hudson's revaluation works, not tax, legal or financial advice. Before you budget around a specific tax figure, confirm your own situation with the Hudson assessing office or a qualified professional.

If you're weighing a Hudson home and the tax line is part of your math, Pat Clancey Realty can go through how a listing's assessment compares with recent sales and what the 2027 calendar means for your closing date. Work With Us: Get a Local Market Consultation.