CPA Defined
How is CPA adopted?
Adoption is through a Town Meeting warrant and then a simple majority in the following town-wide election. Both must occur for the Act to take effect.
Who controls the money?
We do! The local Community Preservation Fund is a separate, dedicated fund. A local Community Preservation Committee (CPC) will be appointed by the Selectmen. It must include representation from the following interests: Parks and Recreation, Conservation Commission, The Marblehead Historical Commission, Old and Historic Districts Commission, Planning Board, Fair Housing Committee, Housing Authority.
This committee of Marblehead citizens assesses community needs and receives proposals from individuals and organizations. Their first consideration must be to the three categories of historic preservation, open space, and community housing. They will select and screen projects and then recommend expenditures to the next town meeting to be voted on. This process of recommendations that go to Town Meeting to be voted on is the same procedure every year.
Will all of the CPA funds be used on one category?
No. Each year the town must allocate 10% of the funds to each of the 3 categories of open space, historic preservation and community housing. The remaining 70% can be allocated based on local priorities as recommended to and by the CPC, or can be carried over for future projects. The category of recreation is not part of the first 10% but can be part of the remaining 70% of allocations.
How much do I have to pay?
The average property value in Marblehead is $600,000 which would result in an annual surcharge of roughly $65.
Assessed Value After Residential Exemption Yearly Cost to Homeowner
$300,000 $200,000 $26
$400,000 $300,000 $39
$500,000 $400,000 $52
$600,000 $500,000 $65
$700,000 $600,000 $78
$800,000 $700,000 $91
$900,000 $800,000 $104
$1 million $900,000 $117
If you meet the low-income thresholds or moderate-income-senior thresholds shown here, you are exempt from CPA. If you are currently exempt from taxes, you are also exempt from CPA. This of course would include the 48 current senior residents who qualify for the tax work-off arrangement with the town.
Annual moderate-income threshold for seniors Low-income for non-seniors
$66,000 for 1 person household $52,864 for 1 person
$75,520 for 2 $60,416 for 2
$84,960 for 3 $67,968 for 3
$94,400 for 4 $75,520 for 4
$81,562 for 5 $87,603 for 6
Can we change CPA once we adopt it?
Yes. Once adopted, the Community Preservation Act must be in force for five years. After that time, the surcharge percentage and exemptions can be amended through the same process by which CPA was adopted (Town Meeting and Ballot Question). The Act can also be revoked, but no municipality in the Commonwealth has ever opted to do so. There are 155 communities that have adopted CPA.
Shouldn’t the town be doing these projects as part of their routine maintenance of our public properties?
CPA does not fund maintenance. CPA funds can be used to “acquire, create, preserve, and rehabilitate” eligible properties under the categories of open space, historic preservation, community housing and recreation. The definition of “preserve” is to “Protect from injury, harm or destruction, not maintenance.”
What is the difference between CPA and 2 ½ Overrides?
While both increase property taxes, CPA brings new money from a state matching fund into our town, while the override only allows us to tax ourselves higher. CPA amounts can be changed after the first five years. The amount of the CPA surcharge is generally small or moderate compared to increases resulting from 2 ½ overrides and CPA has exemptions that are not part of a 2 ½ override.
Will CPA take away from our ability to support schools, safety and other town priorities?
No. Since CPA will add to our ability to raise funds, it can free up funding for our other priorities. CPA also makes Marblehead competitive for grants by creating a dedicated source for local matching funds required by many grant programs. Plus CPA matching funds from the state and our ability to use CPA funds to leverage state and federal grants will also boost Marblehead’s spending power without impacting the general budget.
Have other North Shore towns adopted CPA?
Yes. Beverly, Boxford, Essex, Georgetown, Gloucester, Groveland, Hamilton, Manchester, Middleton, Nahant, Newburyport, North Andover, Peabody, Rockport, Rowley, Salem, Wenham, West Newbury have all adopted CPA because they recognize it’s a good deal for them. Over $31.5 million in matching funds from the state have come to these North Shore towns since CPA began in 2001.
Adoption is through a Town Meeting warrant and then a simple majority in the following town-wide election. Both must occur for the Act to take effect.
Who controls the money?
We do! The local Community Preservation Fund is a separate, dedicated fund. A local Community Preservation Committee (CPC) will be appointed by the Selectmen. It must include representation from the following interests: Parks and Recreation, Conservation Commission, The Marblehead Historical Commission, Old and Historic Districts Commission, Planning Board, Fair Housing Committee, Housing Authority.
This committee of Marblehead citizens assesses community needs and receives proposals from individuals and organizations. Their first consideration must be to the three categories of historic preservation, open space, and community housing. They will select and screen projects and then recommend expenditures to the next town meeting to be voted on. This process of recommendations that go to Town Meeting to be voted on is the same procedure every year.
Will all of the CPA funds be used on one category?
No. Each year the town must allocate 10% of the funds to each of the 3 categories of open space, historic preservation and community housing. The remaining 70% can be allocated based on local priorities as recommended to and by the CPC, or can be carried over for future projects. The category of recreation is not part of the first 10% but can be part of the remaining 70% of allocations.
How much do I have to pay?
The average property value in Marblehead is $600,000 which would result in an annual surcharge of roughly $65.
Assessed Value After Residential Exemption Yearly Cost to Homeowner
$300,000 $200,000 $26
$400,000 $300,000 $39
$500,000 $400,000 $52
$600,000 $500,000 $65
$700,000 $600,000 $78
$800,000 $700,000 $91
$900,000 $800,000 $104
$1 million $900,000 $117
If you meet the low-income thresholds or moderate-income-senior thresholds shown here, you are exempt from CPA. If you are currently exempt from taxes, you are also exempt from CPA. This of course would include the 48 current senior residents who qualify for the tax work-off arrangement with the town.
Annual moderate-income threshold for seniors Low-income for non-seniors
$66,000 for 1 person household $52,864 for 1 person
$75,520 for 2 $60,416 for 2
$84,960 for 3 $67,968 for 3
$94,400 for 4 $75,520 for 4
$81,562 for 5 $87,603 for 6
Can we change CPA once we adopt it?
Yes. Once adopted, the Community Preservation Act must be in force for five years. After that time, the surcharge percentage and exemptions can be amended through the same process by which CPA was adopted (Town Meeting and Ballot Question). The Act can also be revoked, but no municipality in the Commonwealth has ever opted to do so. There are 155 communities that have adopted CPA.
Shouldn’t the town be doing these projects as part of their routine maintenance of our public properties?
CPA does not fund maintenance. CPA funds can be used to “acquire, create, preserve, and rehabilitate” eligible properties under the categories of open space, historic preservation, community housing and recreation. The definition of “preserve” is to “Protect from injury, harm or destruction, not maintenance.”
What is the difference between CPA and 2 ½ Overrides?
While both increase property taxes, CPA brings new money from a state matching fund into our town, while the override only allows us to tax ourselves higher. CPA amounts can be changed after the first five years. The amount of the CPA surcharge is generally small or moderate compared to increases resulting from 2 ½ overrides and CPA has exemptions that are not part of a 2 ½ override.
Will CPA take away from our ability to support schools, safety and other town priorities?
No. Since CPA will add to our ability to raise funds, it can free up funding for our other priorities. CPA also makes Marblehead competitive for grants by creating a dedicated source for local matching funds required by many grant programs. Plus CPA matching funds from the state and our ability to use CPA funds to leverage state and federal grants will also boost Marblehead’s spending power without impacting the general budget.
Have other North Shore towns adopted CPA?
Yes. Beverly, Boxford, Essex, Georgetown, Gloucester, Groveland, Hamilton, Manchester, Middleton, Nahant, Newburyport, North Andover, Peabody, Rockport, Rowley, Salem, Wenham, West Newbury have all adopted CPA because they recognize it’s a good deal for them. Over $31.5 million in matching funds from the state have come to these North Shore towns since CPA began in 2001.