Property Tax in Massachusetts (2026): Rates, Exemptions, and Real Numbers

Massachusetts Property Tax Rates by County

Highest and lowest effective rates within Massachusetts

Property Tax Calculator — Massachusetts

Pre-loaded with Massachusetts's 1.12% effective rate and $656,690 median price

Property Tax by City in Massachusetts

Annual and monthly property tax by city, based on local median prices and the statewide effective rate

Massachusetts Homestead Exemption

How Massachusetts Assesses Property Values

Assessment cycle: Annual reassessment to 100% of full and fair cash value. All 351 municipalities certify assessments every 3 years with the Department of Revenue.

Property Tax's Impact on Your True Monthly Cost

On a $656,690 home in Massachusetts

Property tax represents 12% of the true monthly cost in Massachusetts.

Mortgage Calculator Including Property Tax — Massachusetts

See your full PITI (principal, interest, taxes, insurance) payment

How Massachusetts's Property Tax Affects Affordability

$613/month in property tax reduces the home price you can afford. Use the affordability calculator to see the real impact.

Property Tax After Refinancing in Massachusetts

Refinancing changes your P&I but not your property tax. If your home was reassessed at a higher value, your tax bill increases regardless of your rate.

Frequently Asked Questions

What is the property tax rate in Massachusetts?

Massachusetts's effective property tax rate is 1.12%, ranking #17 nationally. The median annual property tax bill is $7,355 ($613/month). Rates range from 0.62% in Dukes County (Martha's Vineyard) to 1.21% in Middlesex County. Source: Tax Foundation Property Taxes by State 2024.

Does Massachusetts have a homestead exemption?

Yes — Massachusetts offers a homestead exemption for primary residences. Residential exemption available in certain cities (Boston, Cambridge, Somerville, others) — reduces assessed value by up to 35% for owner-occupied primary residences. Community Preservation Act surcharge of 1%–3% added in many municipalities. Proposition 2½ caps annual total tax levy increases at 2.5%.. Apply through your county assessor's office after purchasing your home.

How often is property reassessed in Massachusetts?

Massachusetts reassesses property on a annual reassessment to 100% of full and fair cash value. all 351 municipalities certify assessments every 3 years with the department of revenue. basis. When your property is reassessed, your tax bill changes based on the new assessed value multiplied by the applicable rate. If you believe your assessment is too high, you can appeal — most counties allow 30-90 days after receiving your assessment notice.

How is property tax calculated in Massachusetts?

Property tax = Assessed Value × Mill Rate (or effective rate). In Massachusetts, the effective rate is 1.12% of market value. On a $656,690 home: $656,690 × 1.12% = $7,355/year. Assessments may use a fraction of market value — the effective rate accounts for this.

Can I appeal my property tax assessment in Massachusetts?

Yes. If your assessed value is higher than comparable sales in your area, you can file an appeal with your county assessment board. Steps: (1) Get your assessment notice, (2) Research comparable recent sales, (3) File an appeal by the deadline (typically 30-90 days from assessment notice). Studies show 20-40% of appeals result in a reduction. The process is free and you represent yourself — no attorney required.

Are property taxes included in my mortgage payment in Massachusetts?

Most lenders require an escrow account that collects $613/month ($7,355/year ÷ 12) along with your mortgage payment, then pays the county on your behalf. If your loan-to-value is below 80%, you may be able to opt out of escrow and pay taxes directly. Note: if your assessed value rises, your escrow payment adjusts and your total monthly cost increases.

What Massachusetts counties have the highest and lowest property taxes?

Massachusetts's highest effective rate is in Middlesex County at 1.21%. The lowest is Dukes County (Martha's Vineyard) at 0.62%. That's a 0.59% spread — on a $656,690 home, the difference is $3,874/year.