Top 25 Delinquent Taxpayers Owe $1.6M to Fairfield [Updated]

The list was provided by the Tax Collector's office.

[Editor's Note: This story has been updated to include information about Karin Jack's lawsuit against the town for her property's 2010 assessment.]


In 2011, Karin Jack filed a lawsuit against the town over their new property assessment, which was determined last year.

The 2010 townwide revalution of properties increased the Sasco Hill Road assessment from $23.2 million to $24.2 million, . The new assessment gave the Jack’s house, which sits on 20 waterfront acres, a $34.6 million market value.

Jack claimed in the lawsuit filed with Bridgeport Superior Court that the new assessment is "grossly excessive, disproportionate, and unlawful." She was denied an assessment appeal by the town’s Board of Assessment Appeals prior to filing the lawsuit.

According to the state’s Department of Justice website, the case was continued; a pretrial conference is scheduled for April 16.

Original Story

Town officials released the top 25 delinquent taxpayers as of Feb. 6 earlier this month at the regular meeting of the Board of Finance. The total amount of back taxes owed to the town by the listed taxpayers is $1,610,134.

The largest amount of back taxes owed on a single property is $271,923 for 1143 Sasco Hill Road, the town’s most expensive residential property, according to the 2011 Grand List. The estate is owned by Bradley and Karin Jack.

The back taxes owed on the property date back to 2010, according to the list provided by the Tax Collector's office.

The current total of delinquent taxes on the town’s books is $7.2 million, Tax Collector Stanley Gorzelany said. The town’s tax collection rate for the last fiscal year, which ended on June 30, 2011, was 98.9 percent.

Gorzelany explained that the town can file liens against a property on which back taxes are owed. The town can enforce the payment of property taxes for up to 15 years after the original due date, according to state statute. Those delinquent taxes earn interest at the statutory rate of 18 percent a year, Gorzelany said.

Should the property owners fail to pay their tax bills, the town has three options, Gorzelany said: it can foreclose on a property, assign the liens to a third party for collection, or conduct a tax sale, which Gorzelany said the town is currently considering.

The top 25 delinquent taxpayers of 2011, as of Feb. 6, were:

Rank Name* Property Owed Date - Oldest Unpaid Tax Bill 1 Bradley and Karin Jack 1143 Sasco Hill Road $271,923 2010 2 Jonathan Bailey 418 Harbor Road $141,631 2008 3 Alexius and Nancy Conroy 1078 Sasco Hill Road $125,457 2010 4 Fairfield Redevelopment ( Hannah Property Management, LLC, principal) 460 Kings Highway $41,635 2009     402 Kings Highway $11,798 2008     398 Kings Highway $18,205 2008     414 Kings Highway $5,809 2009     432 Kings Highway $18,918 2008     18 Jennings Road $8,518 2008     26 Jennings Road $12,411 2009     Total:  $117,298   5 Riversong Designs, LLC (Bern Conrad, principal) 591 Hulls Farm Road $90,203 2008 6 Munson Builders (Calvin Munson and James Miller, principal) 909 Kings Highway East $16,972 2009     000 Kings Highway East $10,171 2009     921 Kings Highway East $21,070 2009   Munson Properties, LLC (Calvin Munson, principal) 179 Mailands Road $10,367 2001     109 Mailands Road $6,800 2001   Calvin Munson 1390 South Pine Creek Road $19,506 2008     31 Aberdeen Way $675 2003     Total:  $85,563   7 Lucky 139, LLC (Joseph DeJsus, principal) 80 Old Black Rock Turnpike $24,252 2004     52 Old Black Rock Turnpike $23,756 2004     72 Old Black Rock Turnpike $22,458 2004     Total: $70,466   8 Jeffrey and Tony Zeleni 58 Stirrup Hill Road $57,359 2009 9 3400 PR, LLC (Jo-Ann O'Neill, principal) 3400 Post Road $55,155 2008 10 Post Associates, LLC (Tina Casas and Carl Lacavalla, principals) 3600 Post Road $26,691 2005     3610 Post Road $24,322 2005     Total: $51,014   11 Marilyn Herlin 940 South Pine Creek Road $47,844 2006 12 Reef Road Associates II (FCS Associates, LLC, principal)  345 Reef Road $47,806 2008 13 John and Candace Fraser 138 Evergreen Hill Road $40,466 2008 14 777 Commerce Drive, LLC (Abbey Road Fairfield, LLC, principal)  777 Commerce Drive $39,636 2010 15 Taormina, LLC (Therea Us-Testa, principal)  1023 Brooklawn Avenue $35,723 2008 16 Nicholina and Kerst Lauria 122 Brookside Drive $35,105 2007 17 Xynaptica Corporation (No principal listed)  937 Post Road $34,999 2009 18 187 Kings Highway, LLC (Jeffrey Zeleny, principal) 187 Kings Highway Cutoff $34,875 2009 19 Mill Hill Terrace Associates (Michael Gray, principal) 930 Mill Hill Terrace $34,831 2010 20 Maria Andriolas 1236 Fairfield Beach Road $33,050 2007 21 Michael Cowenhoven, Jr.  150 Orchard Hill Lane $32,466 2007 22 Joanne Brown 210 Primrose Lane $32,018 2006 23 John Prom 1050 Old Academy Road $31,887 2009 24 Russell Kanic-Delet 395 Szost Drive $31,782 2006 25 JD Thirteen Two LLC 1400 Pequot Avenue $31,586 2007     Total $1,610,134     *Names of principals of LLCs listed are supplied by the Connecticut Secretary of the State's Commercial Recording Division      
John Doe February 15, 2012 at 02:29 PM
Sounds like people need to learn how to live WITHIN their means.
honey1 February 15, 2012 at 02:49 PM
Obviously, you're new to Fairfield County. No one lives within their means here! They just need to be more selective in which debts to pay. Having your name and address published for delinquent taxes will cause them embarrassment. They should have stopped paying their mortgage instead. It takes ages for that to go through the system, and you don't end up on the "Top 25" list on PATCH.
JaneDoe123 February 15, 2012 at 02:52 PM
Honey1, are you speaking from experience?
JaneDoe123 February 15, 2012 at 02:58 PM
I pay my mortgage and my taxes... I don't live above my means. Sometimes I have to forgo things I want, so I can stay on track to pay my necessay bills. I think it's only fair that others do the same.
Creeky February 15, 2012 at 03:35 PM
The town has raised all permit fees, in excess of cost, to create an additional revenue stream. They'd be biting off their nose to spite their face. As far as a slap in the face, fees in excess of cost are not only a monopoly (offensive) but, they are a tax that targets too small of a group to put up a fight: taxation without representation, an attack on the very foundation of the country. Lastly, there is the irresponsiblity, the assumption that the revenue stream would continue forever, ignoring market cycles. So when building is down, and the permit revenue stream is down, the shortfall is met with more taxes. I'm not defending Munson, just pointing out that our corrupt government has already disabled your suggested mechanism for encouraging remittance of back taxes.
DaveStoller February 15, 2012 at 03:55 PM
This might have something to do with the Jack's taxes. Nice digging, Patch. http://bit.ly/ydHyrK
Working February 15, 2012 at 03:56 PM
I wod be pissed if my taxes were 271000 from 2010 to now where could someone get a number like that for taxes thats more money than some people make in 7 years of hard work
Working February 15, 2012 at 03:56 PM
R. Ludlowe February 15, 2012 at 04:04 PM
look at the property in question on Google Map and you'll have your answer.
Creeky February 15, 2012 at 04:20 PM
I'd like to know how the town justifies appraising my 6000 sq ft, non-conforming lot at having three times the value, per acre, as that amazing lot that belongs to the Jacks. The revaluation was a scam. If you owned waterfront or commercial, and for a lot of folks, even if you just happened to live in the republican voting districts, you got whacked with an illegal, illegitimate and unconscionable assessment. Most of the town did great, with assessments that went down to offset the mill rate increase. It's the perfect crime.
John Doe February 15, 2012 at 04:31 PM
Hey honey but I'm 24 years old and own a house in Fairfield for which I pay a mortgage in addition to having a payment for a new car. Oh and I still have money left over at the end of every month after also making sure I have the house stocked with food, pay for my gym membership and have a couple nights on the town. Did I mention I have a dog to care for as well? Please don't tell me how I need to live. Debt is not something to be taken lightly my dear. And before anyone thinks otherwise...I moved her from out of state and have taken NOTHING from parents or family!
Pi February 15, 2012 at 04:45 PM
Simple solution. Take the property, auction it off, pay the taxes off and give the remainder back minus a nuisance fee.
R. Ludlowe February 15, 2012 at 04:57 PM
i like it. Maybe the town could build a new school and girls softball field on the property.
something to think about February 15, 2012 at 08:23 PM
According to Zillow.com, the last sale on the Jack's home on Sasco Road was in 2001 (Zillow gets it's info from public records). At that time it sold for $48,900,000 (I'm assuming the Jack's bought it then). If the most recent assessed market value is $34,600,000 that means it's decreased in value 29.2% in the last 11 years. I'm not sure how that compares with the rest of the market (they bought it before the housing market bubble burst, so one would assume that the value of the estate was higher at some point after they purchased it); however, the purchase price makes the current assessed value more understandable to me.
Valley Guy February 15, 2012 at 09:57 PM
I bet if the cops and firemen weren't so greedy this would not have happened
Creeky February 15, 2012 at 10:25 PM
something to think about, I don't think zillow is correct. The Jacks paid $24.45M, definitely not $48.9M. You can verify at the vision appraisal online database. If you google "vision appraisal online fairfield" it will be the top link.
Creeky February 15, 2012 at 10:39 PM
Their assessment isn't legitimate. They bought way, way over market. I recall the story involving a childhood dream to have the home. At the time, fair market on the property was probably more in the $12M to $18M range (I think, I'm no expert). They shifted the market. All of Southport climbed, as did Sasco Hill, and surrounding neighborhoods. We lived on Oldfield at the time, and definitely witnessed higher market prices, on the little capes, we and neighbors had, after the sale. The market rolled off around '06. So, the pushed the value up, and the market raised it further, but never to what they paid. And though values of waterfront properties in good neighborhoods has been stiff, the chance of the town's attorneys defending an appraisal of ~$35M is poor. I expect the settlement will be closer to $20M, an assessment of $14M, and a tax bill reduction of $100k. Just my guesses, I'm no expert. But, I got hurt in the valuation scam so I've been educating myself. Your tax dollars will be going to the town fighting an un-winnable case against me, and close to 200 others. How many hours per case, times $300-$400 an hour for the attorneys the town is using, times 170 cases currently open (more coming)? $51k to $68k times the number of hours per case (which likely includes travel time to New Britain). Mike Tetreau is spending a half million dollars of the taxpayers money to fight un-winnable cases, rather than just sit down and settle.
Creeky February 15, 2012 at 10:51 PM
Valley Guy, If woody had gone straight to the police, none of this would have ever happened. Please troll elsewhere.
R. Ludlowe February 15, 2012 at 10:52 PM
imagine how many tick-infested deer probably live on that property as well. We could really solve many issues here... any chance the lighthouse could be moved closer to that shoreline too?
Amo Probus February 16, 2012 at 03:39 AM
Get rid of property, income and estate taxes. Good bye IRS...replace it all with a consumption tax...that's fair...why? we all pay.
R. Ludlowe February 16, 2012 at 04:23 AM
ha! If Woody had gone straight to the ....AHHHH SHUDDDUP! Best one ever..
Creeky February 16, 2012 at 04:29 AM
Finally! Someone gets that joke!
Fairfield Resident February 16, 2012 at 06:39 AM
Exactly!!!!! \We have to keep RAISING taxes to pay for their rediculous pay and benefits.
Chuck E. Arla February 16, 2012 at 02:54 PM
3.14, This isn't mathematics and simple formulas. All of these property owners are entitled to due process.
Pi February 16, 2012 at 02:57 PM
Well duh. Take the property through LEGAL MEANS. I wasn't suggesting that the cops show up and just kick the people out.
Chuck E. Arla February 16, 2012 at 03:07 PM
3.14, In your "simple" scenario you propose the Town seize a delinquent property, "... auction it off, pay the taxes off and give the remainder back minus a nuisance fee." OK, after satisfaction of the taxes to whom would you have theTown give "the remainder" to? If you've seized and sold the property the old owner has no standing; they lost the property. You would have the Town forfeit the proceeds? That's even allowing if the Town could sell the property in this crappy market. Why do you think the banks are loathe to seize homes....they can't move them.
Pi February 16, 2012 at 03:21 PM
Let me spell it out crystal clear then. Suppose I was delinquent on my taxes. Not 3 months late but 3 years late. I owe $40,000 on a property worth $1,000,000. You are the town. You do the paperwork and eventually my house is seized and awarded to you. You then turn around and sell the property for $800,000. You take your $40,000 owed plus 2.5% of the remaining $760,000 ($19,000) as a nuisance fee. There is $741,000 remaining. You give that money back to me. Not because you're legally obligated but because it's the right thing to do.
Chuck E. Arla February 16, 2012 at 03:29 PM
3.14, Hold the snark. It was a Socratic question. Your "right thing to do" would have the Town forego signifcant revenue. Do you think your mortgage holder would do the same for you if they forclosed on you? Hardly. In your scenario the Town would be shirking its fiduciary responsibility. I'd venture to guess that you would need to ammend the Town Charter and possibly seek state legislative approval for such altruism.
Alexander B. C. March 10, 2012 at 03:18 AM
And the state welfare dept thanks you!
Eleanor Bruce March 10, 2012 at 04:57 AM
how about Town People should learn how to budget within their means. They keep spending our tax money the way the used to. CARELESS. employees earning a lot money. one of them $250.000..


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