HULL - November 5 - Hull property owners will continue to share the tax burden equally across residential and commercial properties after the Select Board unanimously adopted the Board of Assessors’ recommendation for a single tax rate on November 5, rejecting options that could have shifted costs between property classes or provided exemptions for certain homeowners.
The Full Story
The Select Board voted 3-0 to approve a single tax rate of $10.81 per thousand dollars of assessed value for fiscal year 2026, applying the same rate to all property types in town. The decision affects how the town’s $39,152,107 tax levy will be distributed across Hull’s total property valuation of $3.62 billion.
Board of Assessors Chair Pam Sinton-Coffman and assessor Mackenzie MacCune presented several alternatives to the Select Board during a public hearing, including options to shift the tax burden from residential to commercial properties or to create exemptions for lower-valued homes. All were rejected following the assessors’ recommendation to maintain the status quo.
The single rate decision has particular significance in Hull, where residential properties comprise an overwhelming 96.1% of the town’s total assessed value. Commercial properties represent only 2.57% of the tax base, with just 125 commercial parcels compared to 5,195 residential parcels. Personal property accounts for the remaining 1.33%.
“We feel very strongly that it would be a real burden on the commercial, and it would possibly push commercial out of Hull,” Sinton-Coffman explained. “So we feel like because of the large residential component of our town, it would be more fair to keep that single rate and not push it over.”
Under the rejected shift scenarios, residential taxpayers could have saved between $31.65 and $158.24 annually depending on the percentage of shift, but that savings would have come at the cost of additional tax burdens on commercial properties ranging from $922.70 to $4,613.52 per year.
The board also considered but rejected a residential exemption that would have benefited lower-valued homes at the expense of higher-valued properties. This exemption, adopted by only a handful of Massachusetts communities including Boston, Cambridge, and Watertown, would have exempted up to 20% of the average residential value from taxation for owner-occupied homes.
“This policy saves tax dollars for the lower-valued homes,” the assessors explained. However, it “places additional burden on the higher-value owner-occupancy residences, as well as non-owner-occupied residences, apartments, and vacant land.”
Select Board chair Irwin Nesoff raised concerns about the property-based rather than income-based nature of such an exemption. “You could have people who might be lower income or moderate income that are living in homes that are generational and are assessed at a higher rate, they wouldn’t benefit from this?” he asked. The assessors confirmed that was correct, noting those homeowners “would actually be burdened by it, because they would have a higher value.”
A third option, a small commercial exemption for businesses with ten or fewer employees and assessed values under $1 million, was also rejected. The assessors noted a significant limitation: “If the small business owner does not own the property, the tax benefit goes to the property owner. The small business may never see a reduction in rent, and they may never see the tax benefit.”
Select Board member Jerry Taverna expressed interest in exploring this option further, noting his service on the Economic Development Committee. “We’re obviously trying to bring business into Hull. It’s a problem,” he said. However, he acknowledged the challenge that much of Hull’s commercial property is rented rather than owner-occupied, which would limit the exemption’s effectiveness in attracting new businesses.
Under the approved single rate, the average single-family home valued at $721,100 will pay $7,798 in annual property taxes for fiscal year 2026, up from $7,541 the previous year when the average home value was $673,328. The average commercial property valued at $853,300 will pay $9,227 annually.
Hull ranks 13th among Plymouth County communities for residential tax burden, according to fiscal year 2025 data presented by the assessors.
In other business, the Select Board promoted Hull Police Officer Kevin Olson to the rank of sergeant following strong recommendations from Police Chief John Dunn and Deputy Chief Wright. Olson, who joined the department in July 2018, serves as the department prosecutor, a field training officer, and officer in charge. He holds a bachelor’s degree in chemistry and earned a master’s degree in criminal justice while working full-time and raising a family.
“He constantly comes in to the command staff with recommendations to help improve the department, help improve the people that we all work with,” Chief Dunn said. Olson was instrumental in establishing the department’s drone program, which now operates two drones acquired through a state grant.
Deputy Chief Wright praised Olson’s “impeccable record, free from any internal affairs investigations or disciplinary actions,” calling him “a natural leader and an ideal candidate for advancement.” The promotion was approved unanimously, with numerous fellow officers attending the meeting in support.
Town Manager Jennifer Constable provided updates on several major initiatives. The town held a kickoff meeting for phase three of its Municipal Vulnerability Preparedness grant work, focusing on flood prevention measures in the Hampton Circle area. The $3 million project will explore designing tidal gates and other barriers to prevent flooding from the harbor eastward through the vulnerable playground area.
Relocation planning for town departments to the former middle school continues, with walkthroughs and interviews completed with all departments. Architects are preparing schematic designs based on assessed space needs. Similar assessment work is underway for both public safety buildings, including drone surveys to evaluate potential reconstruction or relocation options.
Constable reported that the town has made an offer for the assistant accountant position, with the hire expected mid-November as the current accountant transitions to part-time retirement. She also announced upcoming training for department heads on management best practices and discussed exploring artificial intelligence tools to improve efficiency in areas like public records requests and permit processing.
The board discussed growing food insecurity in Hull, with approximately 1,000 residents receiving SNAP benefits—about 10.5% of the community. That population breaks down roughly equally among children, seniors, and disabled households. Multiple local organizations are stepping up to help, including Wellspring’s Aunt Dot’s Kitchen food pantry, which is open Monday, Wednesday, and Friday mornings and provides free transportation for those who need it.
Local businesses are also contributing. South Shore Taco and its associated convenience store offer a donation board where residents can provide free meals to those in need. The Bread Basket provides free bread to those showing EBT cards. The Hull Police Department will hold its annual “Stuff a Car” toy drive on December 7 for children up to age 13.
Taverna renewed his request for the board to establish a public comment period at the beginning of meetings, citing the example of Canton’s Select Board, which maintains such a period despite contentious public discourse. “I think it’s very common in select board meetings,” he said, though the issue remains unresolved among board members.
Questions also arose about the proposed joint light plant and Department of Public Works facility. Taverna noted that the Light Board recently discussed preferring to rebuild their existing facility rather than pursue a combined building with DPW. Constable clarified that no decisions have been made and the current grant-funded study is still in the information-gathering phase.
“We are going to be facing a number of significant capital needs,” Constable explained, listing the landfill capping, public safety facilities, road paving, and seawall projects. “That’s never all going to happen at the same time, because that’s an exorbitant dollar amount. So through the capital planning process, in part, right now we’re basically information gathering, and we’re going to have to prioritize.”
The board also heard that Hull’s Affordable Housing Trust held its first meeting on November 3, with six of seven members present. A consultant from Mass Housing Partnership provided guidance on next steps. The trust has requested that the Community Preservation Committee transfer approximately $570,000 in accumulated affordable housing funds to enable faster, more nimble project development than the CPC’s typical nine-month process allows.
In routine business, the board approved Jason McCann as the Select Board’s representative to the Zoning By-law Committee, replacing the outgoing representative. They also approved several license renewals and a one-day liquor license for a Knights of Columbus fundraiser on November 29.
Upcoming town events include Veterans Day ceremonies at the Veterans War Memorial on November 11 at 11 a.m., with a weather backup location at the Mary Jeanette Murray Bath House. The traditional Thanksgiving bonfire is scheduled for Thanksgiving evening at 7 p.m.
Why It Matters
The tax classification decision directly affects every property owner’s tax bill and determines how the town’s $39 million operating budget will be funded. By maintaining a single tax rate rather than shifting burden between property classes, Hull preserves equality in taxation but foregoes potential savings for residential taxpayers. The decision reflects the town’s concern about maintaining its small commercial base, which comprises less than 3% of the tax base but provides essential services to residents. For the average homeowner, the single rate means a tax bill of $7,798 on a home valued at $721,100, representing an increase driven primarily by rising property values rather than rate changes.
Meeting Minutes
Key Motions & Votes
Motion: Approve minutes from September 17, September 24, and October 18, 2024 meetings. Outcome: Approved. Vote: Unanimous. (Timestamp: 00:01:43)
Motion: Approve residential factor of one for fiscal year 2026 (single tax rate). Outcome: Approved. Vote: Unanimous. (Timestamp: 00:19:23)
Motion: Hull does not accept a residential exemption. Outcome: Approved. Vote: Unanimous. (Timestamp: 00:19:50)
Motion: Hull does not adopt a small business exemption. Outcome: Approved. Vote: Unanimous. (Timestamp: 00:19:54)
Motion: Promote Police Officer Kevin Olson to Police Sergeant. Outcome: Approved. Vote: Unanimous. (Timestamp: 00:29:30)
Motion: Appoint Jason McCann to Zoning By-law Committee as Select Board representative. Outcome: Approved. Vote: Unanimous. (Timestamp: 00:32:36)
Motion: Approve one-day liquor license for Hull Knights of Columbus fundraiser on November 29, 2024. Outcome: Approved. Vote: Unanimous. (Timestamp: 00:33:02)
Motion: Approve renewal of lodging house license for Park Avenue Realty Trust, LLC (Nantasket Beach Lodging). Outcome: Approved. Vote: Unanimous. (Timestamp: 00:33:28)
Motion: Approve renewal of wine and malt package store license for Kenny Corp (EZ Smoke Shop). Outcome: Approved. Vote: Unanimous. (Timestamp: 00:33:29)
Motion: Approve renewal of all alcohol package store license for GNS Beverage, Inc. (West Corner Liquors). Outcome: Approved. Vote: Unanimous. (Timestamp: 00:34:14)
Motion: Adjourn meeting. Outcome: Approved. Vote: Unanimous. (Timestamp: 01:05:17)
Public Comment
The Select Board held a public hearing on the tax classification options as required by law. No members of the public spoke during the hearing. One resident had previously submitted a question about whether corporations with large property valuations could be charged different commercial rates, which was addressed during the presentation (they cannot under state law).
What’s Next
The Select Board will meet next on November 19, 2024, followed by meetings on December 3 and December 17. Town Manager Constable expects to present preliminary budget information at the December 17 meeting. The Economic Development Committee has requested a joint meeting with the Select Board to discuss direction and priorities for business development in Hull. The Community Preservation Committee will consider the Affordable Housing Trust’s application to transfer accumulated affordable housing funds. The Municipal Vulnerability Preparedness grant work will begin designing flood prevention measures for the Hampton Circle area. Architects will present schematic designs for department relocations to the former middle school. Public safety building assessments will continue with potential site location recommendations forthcoming.