If you own acreage in Greenwich, you know property taxes can drive major decisions about whether to hold, improve, or sell. You may want to keep a meadow, woodland, or farm as it is, but worry about the carrying cost. Connecticut’s PA 490 program can help by taxing qualifying land based on current use instead of full development value. In this guide, you’ll learn what PA 490 is, how it applies in Greenwich, how to apply, what savings to expect, and what to watch before you sell or subdivide. Let’s dive in.
What PA 490 Is in Connecticut
PA 490 is Connecticut’s current-use tax classification for farm, forest, and open space land. Instead of assessing land at its full market value, qualifying acreage is assessed based on how it is used today. Municipal assessors administer the program under the state statute, which sets the framework while towns set procedures and manage applications.
The goal is straightforward. PA 490 reduces the tax penalty for keeping land in agricultural, forestry, or passive open space uses. It recognizes that a hayfield or woodlot does not have the same productive value as a subdividable site and adjusts the assessment accordingly.
Why PA 490 Matters in Greenwich
Greenwich sits in a high-value market where development potential can drive very high assessed values. When a parcel qualifies for PA 490, the assessor values it as farm, forest, or open space land, not as potential building lots. The town’s mill rate does not change, but the taxable assessed value of the land often drops under current-use classification.
Savings vary by parcel, use, and location. On larger tracts, the gap between development value and current-use value can be meaningful. Exact tax impacts are case-specific and are determined by the assessor using local assessment practices.
Who Can Qualify: Farm, Forest, Open Space
PA 490 covers three broad categories. Your land must be used primarily for one of these purposes, and it must meet minimum acreage and any contiguity rules that the town applies. Greenwich’s specific thresholds and documentation should be confirmed with the Assessor’s Office.
Farmland
Farmland includes land used for crops, livestock, nurseries, and similar agricultural production. To support an application, you typically show evidence of production such as receipts, sales records, farm business filings, USDA or FSA maps, and photos. The assessor looks for ongoing activity that demonstrates primary agricultural use.
Forest land
Forest or woodland is land managed for timber or forestry purposes. A forest management or harvest plan, a professional forester’s statement, and timber sale records help demonstrate current use. The key is an ongoing management approach rather than occasional or incidental tree cutting.
Open space
Open space covers land preserved for ecological, scenic, or passive recreational value. Documentation can include descriptions of natural resources, conservation plans, site photos, and any agreements with land trusts or the town. Some formally protected land may also be treated as open space, depending on local practice.
Greenwich Application Steps and Timing
The state statute sets the framework, but Greenwich sets the filing procedures and deadlines. Many Connecticut towns tie filings to the October 1 grand list, yet exact dates and rules are local. Confirm details with the Greenwich Assessor’s Office before you start.
Get oriented with the Assessor
- Request the official PA 490 application for Greenwich and confirm the current filing deadline for the grand list year.
- Ask about minimum acreage, contiguity requirements, and documentation standards for each category.
- If you are buying land, request a written statement of the parcel’s current classification and any recorded easements or restrictions.
Prepare documentation
- Parcel deed and tax map; include a survey if available.
- For farms: production records, receipts, FSA or NASS documentation, farm plans, and photos.
- For forests: a forest management plan or forester’s letter; harvest records if relevant.
- For open space: maps of ecological features, conservation plans, photos, and any trust or municipal agreements.
File and follow through
- Submit the completed town application by the required date. Clarify whether originals are required and how receipt is confirmed.
- Expect an assessor site visit. Be prepared to explain how the land is used and how you will maintain the use over time.
- Keep copies of everything and note any conditions the assessor outlines.
Maintain records each year
- Keep ongoing records of qualifying activity, such as farm sales, management actions, or timber harvests.
- Notify the assessor before you change use, subdivide, or sell, because those actions can affect classification.
Understanding Tax Savings
Current-use assessment values land according to its present use as farm, forest, or open space. The tax rate stays the same, but your assessed value may decline under PA 490. The size of the savings depends on the difference between full market value and current-use value on your specific parcel.
Because Greenwich is a high-value market, the potential gap can be significant on larger tracts. To set expectations, ask the assessor for a side-by-side comparison between a standard assessment and a modeled PA 490 assessment. Remember that classification generally applies to land, not to buildings.
Change of Use, Rollback Taxes, and Transfers
PA 490 is a tax classification, not a permanent deed restriction. It does not stop you from developing in the future, but it does create tax consequences if you change the use.
- Change of use and rollback: When qualifying land is converted to a non-qualifying use, a rollback tax is typically imposed. The town calculates a charge to recapture part of prior tax savings. The look-back period, formula, and any exemptions are defined by statute and administered locally.
- Subdivision and development: Subdividing or proposing development often triggers reclassification for the affected portions. If a piece no longer meets the qualifying use, expect potential rollback liability.
- Sale and transfer: Classification usually runs with the parcel to a new owner. The buyer must continue the qualifying use to retain PA 490 status. If the buyer changes use, normal rollback rules apply. Buyers should obtain a written statement from the assessor about current classification and any potential rollback exposure.
Strategy Tips for Buyers and Sellers
If you are buying acreage under PA 490, plan due diligence with the assessor early. Obtain written confirmation of the current classification, filing status, and any change-of-use exposure. If you expect to change use, ask the assessor for a rollback estimate before you close.
If you are selling, disclose the classification to prospective buyers and their counsel. Clarify whether the land will continue in its current use and who will bear any rollback liability if the use changes after closing. For timing, understand the town’s filing calendar so you can advise buyers on how and when to maintain classification.
Quick Greenwich Checklist
- Contact the Greenwich Assessor’s Office for the application, filing deadline, and local standards.
- Ask for a written statement of current classification and any recorded restrictions.
- Schedule a pre-application discussion to review your documentation.
- Assemble parcel maps, deeds, plans, and category-specific records.
- File by the required date and track confirmation of receipt.
- Prepare for a site visit and keep annual records of qualifying use.
- Before any sale, subdivision, or development, request an estimate of rollback exposure.
Common Pitfalls to Avoid
- Missing the filing deadline for the grand list year.
- Providing incomplete or outdated documentation of the qualifying use.
- Assuming PA 490 is a conservation easement. It is not a permanent restriction.
- Subdividing without discussing impacts with the assessor and planning staff.
- Failing to disclose classification and potential rollback risk during a sale.
When to Bring in Advisors
Complex parcels benefit from a coordinated approach. In addition to the Greenwich Assessor’s Office, consider consulting UConn Extension or local conservation districts for farm or forest documentation guidance. Local land trusts and the Greenwich Conservation Commission can help with open space planning. For sale, transfer, or development decisions and rollback calculations, a Connecticut real estate attorney or property tax specialist can add clarity.
PA 490 can be a powerful tool for holding beautiful land in its current state while managing taxes in a disciplined way. With the right documentation and a clear view of deadlines and rollback rules, you can preserve optionality and make informed decisions about timing and use.
If you are weighing PA 490 as part of a broader sale or hold strategy, we can help you evaluate the financial tradeoffs and align them with your long-term goals. For discreet, senior-level guidance tailored to Greenwich acreage, connect with Charles Paternina & Associates. Request a Private Consultation.
FAQs
What is PA 490 current-use classification in Connecticut?
- It is a state-enabled, town-administered program that allows qualifying farm, forest, and open space land to be assessed based on current use rather than full market value, which can reduce the land’s taxable assessment.
How does PA 490 apply to Greenwich open space parcels?
- The Greenwich Assessor determines eligibility and applies current-use values to qualifying open space land. The tax rate remains the same, but assessed land value may be lower compared with full market assessment.
What is the PA 490 application deadline in Greenwich?
- Many towns align filings with the October 1 grand list, but exact dates and filing rules are set locally. Confirm the current deadline and receipt requirements with the Greenwich Assessor’s Office.
Does PA 490 lower taxes on houses and other buildings?
- PA 490 generally applies to land, not to buildings. Structures may be treated differently, so discuss your property’s components with the assessor.
What happens if I subdivide land under PA 490 in Greenwich?
- Subdivision often leads to reclassification of the affected portions and may trigger rollback taxes for land that no longer meets qualifying use. Coordinate with the assessor and planning staff before you proceed.
Will PA 490 transfer to a buyer if I sell?
- Classification typically runs with the land, but the buyer must continue the qualifying use to keep it. If the buyer changes use, the normal rollback tax rules apply, so buyers should obtain written confirmation of status and any potential exposure from the assessor.
