PEMBROKE - November 5 - The Pembroke Select Board voted unanimously on November 5, 2025, to maintain a single tax rate for fiscal year 2026, rejecting proposals to shift the tax burden to commercial and industrial properties. The decision means residential property owners will pay $11.79 per thousand dollars of assessed value, resulting in an average single-family tax bill of $7,527—an increase driven by a 60% jump in property values since 2018.
The Full Story
Chief Assessor Jeanne Gigliotti presented the annual tax classification hearing to the Select Board, explaining that the levy amount of approximately $53.5 million had already been determined, but the board needed to decide how to distribute that burden among property classes. The town’s total valuation stands at approximately $4.5 billion, with residential properties comprising 88.41% of that total, commercial properties at 6.78%, industrial at 2.63%, and personal property at 2.18%.
The average single-family home assessment rose to $638,400 for fiscal year 2026, up from $601,000 the previous year. Gigliotti attributed the increases directly to the robust real estate market, noting that the average single-family sale price in calendar year 2024 was $731,000. “Since 2018, the average single family sale price has increased over 60%. That’s why your assessments are going up,” Gigliotti told the board.
The board considered several alternatives to the uniform tax rate, including a split tax rate that would have shifted part of the residential tax burden to commercial, industrial, and personal property owners. Under the maximum allowable shift of 50%, the average single-family homeowner would have saved approximately $492 annually, while the average commercial or industrial taxpayer would have paid an additional $8,189 per year. A more modest 10% shift would have saved residential taxpayers about $96 annually while adding $1,638 to the average commercial and industrial tax bill.
Gigliotti noted that municipalities that typically adopt split tax rates have significantly higher commercial and industrial property bases than Pembroke. Communities in Plymouth County with split rates had between 15% and 30% commercial, industrial, and personal property, compared to Pembroke’s 12%. The Board of Assessors recommended maintaining the single tax rate, which the Select Board approved.
The board also voted against adopting three other tax relief mechanisms: the small commercial exemption, residential exemption, and open space discount. The small commercial exemption would have shifted up to 10% of the commercial levy from small businesses with 10 or fewer employees to larger commercial properties, but Gigliotti explained that only about 5% of Pembroke’s approximately 400 small businesses would have qualified. The program also has the unintended consequence of sometimes shifting the burden to other small business owners, she noted.
The residential exemption, which would lower assessments for owner-occupied primary residences by up to 35%, was deemed inappropriate for Pembroke because most residential properties are already owner-occupied. “The shift would be distributed to a very small percentage of homes,” Gigliotti explained. Only 19 Massachusetts cities and towns have adopted the residential exemption, primarily large cities with many rental properties or resort communities with seasonal residents.
The open space discount was not applicable because Pembroke has no properties classified as Class 2 open space. Gigliotti reminded residents that various real estate exemptions remain available for seniors, surviving spouses, disabled veterans, and blind residents, with applications due by April 1st, except for Veterans Clause 22H, which is due February 2nd.
In other business, the Select Board approved two Class 2 auto dealer license applications. John Wingle received approval to transfer a license from Miller Classic Autos for his business, Orphan Car Garage, at 246R Washington Street, Unit 3. Wingle, who previously held a used car license in Abington, specializes in vintage and special interest vehicles sold primarily online. “Ninety-eight percent of my business is online. I never even meet the customer. I sell cars all over the world,” Wingle told the board, noting he recently sent vehicles to Greece and Sweden.
James Gaines received approval for a new Class 2 license for CCB Motors LLC at 246R Washington Street, Unit 6. A former Pembroke resident who lived on Fulton’s Drive for approximately 25 years, Gaines is retiring from a 40-year career in construction to sell affordable used cars. Both licenses permit indoor storage only, with no outside display.
The board also approved an amendment to Angel Pizza’s indoor live entertainment license at 254 Church Street, extending hours from 10:30 p.m. to 12:30 a.m. Monday through Saturday. The business had initially requested hours until 10:30 p.m., but the entertainment offerings proved more popular than anticipated. Town officials reported no complaints about the establishment.
Town Manager Bill Chenard reported positive progress on two major construction projects. The public safety headquarters foundation work is proceeding without issues, with all testing returning favorable results. The fire substation at Monroe and School Streets is also advancing well, with walls now visible. Most notably, a cash flow analysis indicates the substation project is coming in under budget and on time.
Chenard announced that the town’s final fall hazardous waste collection day is scheduled for Saturday, November 15th, in Hull. Residents can dispose of hazardous materials free of charge by signing up through the town website. No additional collection days will be held until spring. The Town Hall will be closed on Tuesday, November 11th for the Veterans Day celebration.
The Select Board appointed Janice Scoppettuolo of Washington Street to the Cultural Council for a term expiring June 30, 2028. The board also approved a one-day liquor service license for a craft event at the Community Center on November 29th, noting that the venue’s rental process now includes oversight by Recreation Director Lance Kennedy, who has authority to shut down events if necessary.
A scheduled appointment for a door-to-door solicitation application from Sophia Maalouly of Weathervane Home Services was canceled after the applicant withdrew her request. Assistant Town Manager Sabrina Chilcott noted that with dusk now occurring around 4:30 p.m., the limited daylight hours made the permit less practical.
Why It Matters
The Select Board’s decision to maintain a uniform tax rate means Pembroke’s residential property owners will continue to bear their proportional share of the tax burden based on property values, rather than having any portion shifted to commercial and industrial taxpayers. For the average homeowner with a property assessed at $638,400, this translates to a tax bill of $7,527—an increase of approximately $456 from the previous year’s average. However, the board determined that shifting the burden to the town’s relatively small commercial and industrial base would have created an unfair disadvantage for businesses, potentially stifling economic development. Homeowners should be aware that the assessment increases directly reflect the strong real estate market, with sale prices rising 60% over the past six years.
Meeting Minutes
Key Motions & Votes
Motion: To maintain single tax rate, vote no on small commercial exemption, vote no on residential exemption, vote no on open space discount for FY26. Outcome: Approved. Vote: Unanimous. (Timestamp: 20:38)
Motion: To appoint Janice Scoppettuolo of Washington Street to Cultural Council to expire June 30, 2028. Outcome: Approved. Vote: Unanimous. (Timestamp: 30:57)
Motion: To amend indoor live entertainment license for Angel Pizza at 254 Church Street from 10 p.m. to 12:30 a.m. Outcome: Approved. Vote: Unanimous. (Timestamp: 32:09)
Motion: To approve one-day liquor service application at Community Center for November 29th. Outcome: Approved. Vote: Unanimous. (Timestamp: 34:38)
Motion: To approve minutes of September 24, 2025 and October 8, 2025. Outcome: Approved. Vote: 4-0-1 (Flynn abstained on September 24th). (Timestamp: 35:02)
Motion: To approve Class 2 license transfer from Miller Classic Autos to John Wingle doing business as Orphan Car Garage at 246R Washington Street, Unit 3, for indoor storage of up to eight cars with no outside display. Outcome: Approved. Vote: Unanimous. (Timestamp: 43:25)
Motion: To approve new Class 2 auto dealer license for James Gaines, CCB Motors LLC at 246R Washington Street, Unit 6, for indoor storage of up to four cars with no outside display. Outcome: Approved. Vote: Unanimous. (Timestamp: 47:13)
Public Comment
No public comment was offered during the designated period. Veterans Agent Christine and Deputy Chief Wendy LaPierre presented information about the upcoming Veterans Day Parade. License applicants John Wingle and James Gaines answered questions from board members about their respective used car businesses.
What’s Next
The Veterans Day Parade took place on November 11th. The final fall hazardous waste collection day is scheduled for November 15th in Hull. The Select Board’s next meeting on November 19th will include annual license renewals and consideration of the Pembroke Library Foundation’s request to accept a directed donation of $400,000 for the library expansion project. Also on November 19th, the board will hear an outdoor live entertainment license application from Town Tavern and Treehouse at 242-244 Mattakeset Street.