What is a revaluation?
A revaluation is a citywide reassessment of what every property is valued at in current prices, according to the real estate market. Lewiston's last one happened in 1988, roughly 38 years ago, which means assessed values had drifted far from real market value for a long time. When a home sells for three times its assessed value, or when a similar house two streets over is taxed on a fraction of what it would fetch on the market today, that gap is what a revaluation closes. Closing this gap is what allows property owners to be taxed fairly to pay for municipal services.
The number itself isn't the same as a sale price, but after a revaluation the two get much closer. That matters because assessed value is the yardstick the city uses to split the total property tax levy across every owner in Lewiston. If your assessed value was stuck at 1990s numbers while your neighbor's newer construction was assessed closer to current value, you were carrying a smaller share of the tax burden than your home's real worth justified, and someone else was carrying more.
A revaluation doesn't raise the total amount of money the city collects. The mil rate gets recalculated using the new citywide totals, so when assessed value nearly doubles across Lewiston, the rate drops to compensate. What changes is how that same pool of tax dollars gets divided among property owners. That's why a revaluation is best understood as rebalancing who pays what share, not a tax increase in itself.
How a Revaluation Impacts You
Your Tax Bill
The mil rate is recalculated using the city’s total levy and total assessed value. When citywide assessed value nearly doubles, the rate drops to compensate. The Homestead Exemption also will grow, from $11,500 to $25,000 for FY2027.
Your Equity
Your home’s assessed value now reflects what it’s actually worth. For long-time owners, this gap is often the single largest source of household wealth, built through decades of payments, upkeep, and a market that moved without you doing anything.
Your Community
The same assessed values fund every city department and the school district. A revaluation redistributes who pays what share of the same pool: it’s rebalancing, not a citywide tax hike on its own.
See What This Means for Your Home
Enter your assessed value before and after the revaluation below.
| 2023 | 2024 | 2025 | 2026 | 2027 | |
|---|---|---|---|---|---|
| April Assessed Value | |||||
| Mill Rate Based on June Budgets | |||||
| September Property Tax | |||||
| Homestead Exemption | |||||
| Total Property Tax Due | |||||
Where to find your assessed value
Your previous (FY26 and prior) valuation and your new (FY27 forward) valuation are listed on the notice you were mailed by the City of Lewiston in June.
To find your new (2027) valuation:
Visit the City of Lewiston's Official Assessor's database (lewistonmaine.tylertech.com) and enter your address at the top of the page. On the left side of the page, click "Values". This will show your 2027 valuation under "Current Assessed Total".
To find your previous (2026 and older) valuation:
Visit the City of Lewiston's Citizen Self Service portal (cityoflewistonme.munisselfservice.com) and enter your address on the "Real Estate" page. Select the most recent Real Estate bill by clicking "View Bill" on the right hand side. Select "Assessment" on the left hand menu. You will see your 2026 assessed value here under the "total" row.
Below, you will find the total budgets approved by the City Council that you elected and by your individual vote in the annual Schoo Budget Referendum.
| 2023 | 2024 | 2025 | 2026 | 2027 | |
|---|---|---|---|---|---|
| City Budget (City Council) | $36,216,818.00 | $38,056,620.00 | $39,536,168.00 | $41,182,694.00 | |
| School Budget (Referendum) | $27,258,458.00 | $30,593,191.00 | $31,513,001.00 | $32,885,176.00 | |
| Total Municipal Budget | $63,475,276.00 | $68,649,811.00 | $71,049,169.00 | $74,067,870.00 |
RESIDENT STORIES
Stories From
Neighbors Like You
Margaret
Homeowner since 1986
I did the only math I knew how to do: a bigger number on the assessment must mean a bigger bill. I was wrong. My equity grew by $220,000.
Jess
New homeowner, FY2027
I just closed on my first home. I want to know what this means before next year’s payment, not after. My assessment already reflects current value.
Marcus
Renter, downtown Lewiston
I don’t own anything here, but I notice when rent changes. The mil rate dropped even as values rose, so it’s worth asking what’s really behind any increase.
Linda
Small business owner, Lisbon Street
My storefront was reassessed too. Commercial property doesn’t get the Homestead Exemption, so my share of the adjustment landed differently than it did for homeowners on my block.
Where to Go Next
Whether you’re staying, downsizing, or just want clarity, start here.
ASK
City Assessor’s Office
Questions about your specific assessment, abatement requests, or how your property was valued go here first. Bring your assessment notice and recent comparable sales if you plan to dispute a value.
PLAN
Homestead Exemption
If this is your primary residence and you’ve owned it for at least 12 months, you likely qualify for the $25,000 exemption. Apply once; it renews automatically each year.
SUPPORT
If You’re Worried About Affording Your Bill
Property tax assistance and deferral programs exist for seniors, veterans, and residents with limited income. Ask the Assessor’s Office which programs you may qualify for before deciding to sell or move.
Frequently Asked Questions
What is a revaluation?
A revaluation is when a city re-assesses the market value of every property within it, so assessed values reflect what properties are actually worth. Lewiston’s previous citywide revaluation was completed roughly 30 years ago.
Why does assessed value matter?
Assessed value is the basis the city uses to divide the total property tax levy across all property owners. It isn’t the same as what a home would sell for, though after a revaluation the two numbers are much closer.
How is the mil rate calculated?
The mil rate is the dollar amount of tax charged per $1,000 of assessed value, recalculated every year: mil rate = total property tax levy ÷ total citywide assessed value × 1,000. Because Lewiston’s total assessed value nearly doubled after the revaluation, the mil rate will drop substantially, even as the total levy went up.
What does the Homestead Exemption do?
It reduces the taxable portion of a primary residence’s assessed value. For FY2027, the exemption will increase to $25,000, up from $11,500 in FY2026.
What this does and doesn’t mean for you
It does mean your home’s recognized value, your equity, has likely increased, often substantially. It doesn’t automatically mean your tax bill increased by the same percentage; the mil rate adjustment and homestead exemption both affect the final number.
What if I disagree with my new assessment?
You can request an appeal, a formal review of your assessed value, through the Assessor’s Office, typically within a set window after assessment notices go out. Bring evidence: recent comparable sales nearby, condition issues not reflected in city records, or a documented appraisal.
Will this happen again soon?
Maine law doesn’t require annual revaluations, which is exactly how Lewiston went 30 years between them. Many municipalities now aim for more frequent, smaller adjustments to avoid this kind of sudden jump in the future.
Does this affect commercial and rental properties too?
Yes, every property type was reassessed, not just owner-occupied homes. Rental and commercial property owners don’t qualify for the Homestead Exemption, so their share of the adjustment can land differently than it does for primary residences.
How is ability to pay municipal taxes assessed?
Based on state law, Maine municipalities must use property taxes as the primary basis for generating revenue to pay for municipal services. Included in state law, property tax rates must be based on assessed value, which in turn is derived from the speculative housing market. Property owners pay taxes, and renters pay their portion of their building's property taxes via their rent. Whether or not using the speculative housing market is a fair way to assess ability to pay tax is certainly debatable. Those interested to change how ability to pay municipal taxes are assessed or levied should contact their state lawmakers.
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