Property Tax Guide
Property Tax in Massachusetts (2026): Rates, Exemptions, and Real Numbers
Massachusetts's effective property tax rate is 1.12% — #17 nationally. On the state median of $656,690, that's $7,355/year or $613/month. Rates vary sharply by county: from 0.62% in Dukes County (Martha's Vineyard) to 1.21% in Middlesex County.
What this means for what you can afford
Massachusetts's property tax adds $613/month to your housing payment on the state median home — money a lender's pre-approval number often doesn't make obvious.
New to this? Quick definitions
- Effective tax rate —
- what you actually pay in property tax as a % of your home's value each year, after any local exemptions.
- Assessed value vs. market value —
- market value is what a buyer would pay; assessed value is the number your county uses to calculate your tax bill, which may lag market value.
- Mill rate —
- another way some counties express the tax rate — dollars owed per $1,000 of assessed value. It converts to the same effective rate.
- Homestead exemption —
- a discount some states offer on the assessed value of your primary residence, which lowers your tax bill. You usually have to apply for it.
- Escrow —
- after you close, an ongoing account your lender manages that collects a slice of your property tax (and insurance) with every mortgage payment, then pays the county for you.
- Reassessment —
- when the county updates your home's assessed value — often triggered by a sale, renovation, or a routine cycle — which can raise (or lower) your tax bill.
Massachusetts Property Tax Rates by County
Highest and lowest effective rates within Massachusetts
Highest rate
1.21%
Middlesex County
$7,946/yr on median-priced home
Lowest rate
0.62%
Dukes County (Martha's Vineyard)
$4,071/yr on median-priced home
County rate spread
Mistakes first-time buyers make
- Assuming the seller's current tax bill is what you'll pay — reassessment at your purchase price often raises it.
- Not checking whether the county offers a homestead exemption, then forgetting to apply for it after closing.
- Missing the appeal deadline window — most counties only give you 30-90 days after your assessment notice arrives.
- Comparing homes across counties using the statewide average rate instead of each county's actual rate.
Pro tips
- Ask your agent for the exact county effective tax rate before you write an offer — not the statewide average.
- Calculate what your bill would be after reassessment at your actual purchase price, not the seller's old assessed value.
- Mark your calendar for the appeal deadline the day you get your first assessment notice — it's easy to miss.
- If Massachusetts offers a homestead exemption, apply for it right after closing — it usually isn't automatic.
Property Tax Calculator — Massachusetts
Pre-loaded with Massachusetts's 1.12% effective rate and $656,690 median price
Rate source: Massachusetts Tax Foundation data
Monthly escrow
$613/mo
Estimate based on effective rate. Actual bills vary by county and assessment.
Full Calculator →Property Tax by City in Massachusetts
Annual and monthly property tax by city, based on local median prices and the statewide effective rate. “% of P&I” shows how big the tax bill is relative to the principal & interest (P&I) portion of your mortgage payment.
Estimated property tax — Massachusetts cities
| City | Median Price | Annual Tax | Monthly | % of P&I |
|---|---|---|---|---|
| Boston | $842,000 | $9,430 | $786/mo | 19% |
| Cambridge | $1,025,000 | $11,480 | $957/mo | 19% |
| Newton | $1,250,000 | $14,000 | $1,167/mo | 19% |
| Worcester | $408,000 | $4,570 | $381/mo | 19% |
| Springfield | $260,000 | $2,912 | $243/mo | 19% |
| Source: Tax Foundation Property Taxes by State 2024 — estimated at 1.12% effective rate | ||||
Massachusetts Homestead Exemption
Massachusetts offers a homestead exemption
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 after purchase through your county assessor. Deadlines vary — check the link below.
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.
Assessment cycle
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. schedule. Your assessed value changes on this cycle, so your tax bill can increase even if you haven't made improvements.
Assessed value vs. market value
Some states assess at a fraction of market value. Massachusetts's effective rate of 1.12% is calculated on market value. If you paid $656,690, your starting assessed value is approximately that amount.
How to appeal
If your assessment is higher than comparable sales in your area, you can appeal. File with your county Board of Assessment Appeals within the deadline on your notice (typically 30-90 days). Bring 3-5 recent comparable sales ("comps") pulled from Zillow or your county recorder. The process is free.
What drives reassessment
Triggers include your purchase price being recorded at county, permitted renovation work, and periodic mass appraisals. New construction is always assessed on completion.
Property Tax's Impact on Your True Monthly Cost
On a $656,690 home in Massachusetts
| Component | Monthly |
|---|---|
| Principal & Interest | $3,281 |
| Property Tax (1.12%) | $613 |
| Homeowners Insurance | $146 |
| Maintenance Reserve | $821 |
| Utilities | $277 |
| True monthly total | $5,138 |
Property tax represents 12% of the true monthly cost in Massachusetts.
Where your money goes each month
Mortgage Calculator Including Property Tax — Massachusetts
See your full PITI (principal, interest, taxes, insurance) payment
Mortgage Estimator
Massachusetts rates pre-loaded
Monthly Payment
$4,053
estimated all-in payment (PITI)
Tax and insurance estimates use national averages. For Massachusetts-specific numbers, see the full breakdown below.
Excludes HOA fees. Rates and costs are estimates; actual costs vary.
Full Calculator →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.
Mortgage Affordability Calculator
See what home price you can actually afford after factoring in Massachusetts's $613/month property tax burden.
Open Calculator →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.
Mortgage Refinance Calculator
See if refinancing saves money after accounting for Massachusetts's property taxes — pre-loaded with the $656,690 median home value at 6.4%.
Open Calculator →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 (some counties express the rate this way — dollars owed per $1,000 of assessed value — instead of a percentage). In Massachusetts, the effective rate is 1.12% of market value, which is the simplest way to compare rates across counties. 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.
Related Calculators
Property Tax Calculator
Estimate annual and monthly property tax in Massachusetts at any home price
Mortgage Calculator
Full PITI payment on $656,690 at 6.4%
Affordability Calculator
How much home can you afford with $613/mo in taxes?
Refinance Calculator
See if refinancing saves money after accounting for property taxes
Mortgage Payments by Price
Full PITI for 8 home prices in Massachusetts, from $200K to $750K
What to do with this number
Now that you know Massachusetts's effective rate is 1.12% — here's how to use it.
Rate feels high in your county?
Compare it to the county rate spread above, or look at nearby counties before deciding where to buy.
Want the full cost picture?
See the true cost of owning a home in Massachusetts — mortgage, tax, insurance, and maintenance combined.
Assessment seems too high?
See “How to appeal” above — most appeals are free, and 20-40% result in a reduction.