Property Taxes in Massachusetts
The median Massachusetts property tax rate is 1.23%, significantly higher than the national median of 0.99%. The median Massachusetts home value is $492,600, meaning the median Massachusetts property tax bill is $5,844 a year. Compared to the national median annual property tax bill of $2,471, that is much higher. Property taxes in Massachusetts are calculated based on the tax assessed value, which typically falls below the actual market value as a result of property tax exemptions, such as the primary residence exemption. Understanding your county's specific property tax system, exploring property tax exemptions, and recognizing opportunities for property tax reductions can lead to significant annual tax savings. Whether you're in Boston, Worcester, Springfield, or any other locale in Massachusetts, familiarizing yourself with the property taxes in your location can benefit homeowners and investors alike.
Last Updated June 14, 2024
Massachusetts Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Average Tax Rate
1.23%
Estimate Property Tax Bill
$6,059
$5,623
Ownwell’s Massachusetts Property Tax Bill Calculator helps any homeowner, real estate investor, or potential owner to estimate their annual property taxes in Massachusetts with just 2 data points. Enter your property's estimated assessed value, and our calculator applies the median tax rate in Massachusetts to estimate your property tax bill. This insight helps you understand potential tax liabilities. If you’d like to see trends on a county or city level, scroll down to navigate to a more local informational page. Your property assessed value is the value assigned to your property by your county for property tax calculations. Assessed value takes into account any exemptions you may have on your property.
Property Tax Rates Across Massachusetts
Property taxes in Massachusetts fund essential local services such as public schools, road maintenance, and emergency services. The median tax rate in Massachusetts is 1.23% compared to the national median of 0.99%. The tax rate is set by local government entities and can vary widely between different areas within the state. Each county estimates its required budget to provide services for the upcoming year and then divides that by the total value of all taxable property within their jurisdiction. This calculation results in the property tax rate. While there are votes and laws involved in setting tax rates and budgets, in a nutshell, that is the process followed each year. Compare a Massachusetts county’s effective property tax rate to other counties in Massachusetts or the US median property tax rate below. Hampden County has the highest property tax rate in Massachusetts at 1.70%. Dukes County has the lowest property tax rate in Massachusetts at 0.53%.
Average Massachusetts Tax Rate
1.23%
Average United States Tax Rate
0.99%
Property Tax Rates Across Massachusetts
| County | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Barnstable | 0.47% | 0.60% | 0.70% | 0.83% | 0.96% |
| Berkshire | 0.81% | 1.08% | 1.62% | 1.83% | 1.83% |
| Bristol | 0.92% | 1.20% | 1.27% | 1.31% | 1.43% |
| Dukes | 0.25% | 0.25% | 0.53% | 0.53% | 0.73% |
| Essex | 0.95% | 1.05% | 1.12% | 1.22% | 1.37% |
| Franklin | 1.36% | 1.52% | 1.69% | 1.96% | 1.97% |
| Hampden | 1.52% | 1.58% | 1.70% | 1.85% | 1.95% |
| Hampshire | 1.43% | 1.49% | 1.63% | 1.76% | 2.01% |
| Middlesex | 0.87% | 1.03% | 1.22% | 1.36% | 1.54% |
| Nantucket | 0.32% | 0.32% | 0.32% | 0.32% | 0.32% |
| Norfolk | 1.00% | 1.05% | 1.18% | 1.35% | 1.54% |
| Plymouth | 1.04% | 1.19% | 1.30% | 1.37% | 1.46% |
| Suffolk | 1.07% | 1.07% | 1.07% | 1.07% | 1.07% |
| Worcester | 1.28% | 1.33% | 1.43% | 1.55% | 1.60% |
Source: Ownwell
Property Tax Assessment Values Across Massachusetts
When examining property taxes in Massachusetts, understanding the distinction between "market value" and "assessed value" is crucial. The market value is what a willing buyer would pay to a willing seller in an open and competitive market, often influenced by factors such as location, property condition, and economic market trends. Market value is estimated by each Massachusetts county assessor for tax purposes. The assessed value is then the market value minus any applicable exemptions or limits determined by local laws and offerings. The tax assessed value is the figure used to calculate your property taxes, or the amount multiplied by your tax rate to get your tax bill. Assessment notices in Massachusetts are sent in the spring each year. They should reach your mailbox typically by the end of April. Each property owner receives an assessment notice that contains both the market value and assessed value along with an estimate of your property tax bill. By providing insights into how assessed values and market values are determined, this section helps property owners navigate their tax responsibilities and understand the valuation processes affecting their property taxes in Massachusetts. Middlesex County has the highest median tax bill at $7,427, while Berkshire County has the lowest at $3,693.
Average Massachusetts Assessed Value
$492,600
Average United States Assessed Value
$244,900
Property Tax Assessment Values Across Massachusetts
| County | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Barnstable | $329,770 | $421,400 | $556,400 | $813,375 | $1,285,830 |
| Berkshire | $134,200 | $181,800 | $256,200 | $395,100 | $613,060 |
| Bristol | $259,200 | $312,200 | $384,800 | $492,300 | $631,800 |
| Dukes | $679,800 | $848,525 | $1,154,150 | $1,765,375 | $2,999,950 |
| Essex | $328,520 | $428,500 | $545,500 | $708,984 | $935,000 |
| Franklin | $155,200 | $199,900 | $252,600 | $329,900 | $427,040 |
| Hampden | $164,500 | $202,200 | $245,200 | $311,200 | $412,300 |
| Hampshire | $190,400 | $240,325 | $310,200 | $407,500 | $533,250 |
| Middlesex | $346,800 | $473,000 | $633,600 | $870,100 | $1,254,800 |
| Nantucket | $845,900 | $1,179,800 | $1,707,200 | $2,794,000 | $4,272,880 |
| Norfolk | $360,600 | $454,200 | $592,100 | $805,800 | $1,202,000 |
| Plymouth | $310,100 | $376,700 | $476,400 | $635,600 | $874,454 |
| Suffolk | $371,400 | $481,300 | $641,300 | $868,000 | $1,249,600 |
| Worcester | $227,900 | $285,000 | $360,000 | $473,500 | $615,800 |
Source: Ownwell
Property Tax Bills Across Massachusetts
Property tax bills in Massachusetts are determined based on the assessed value of a property and the local tax rate. Assessors evaluate properties to establish their market value, which serves as the basis for the tax calculation. This assessed value is then multiplied by the local tax rate to calculate the annual property tax bill. Several factors influence the assessed value, including the property's location, size, and condition. For instance, homes in Middlesex County face some of the highest median tax bills in the state, averaging $7,427, while those in Berkshire County experience lower median tax bills around $3,693. The median home price in Massachusetts is $492,600, which also plays a significant role in determining the tax burden for homeowners. Comparatively, Massachusetts has a higher property tax rate than the national median of 0.99%, leading to substantial tax bills for homeowners. These taxes fund essential local services such as schools, public safety, and infrastructure, directly impacting the community's quality of life.
Average Massachusetts Tax Bill
$5,844
Average United States Tax Bill
$2,690
Property Tax Bills Across Massachusetts
| County | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Barnstable | $2,207 | $3,020 | $4,094 | $5,835 | $8,777 |
| Berkshire | $1,898 | $2,747 | $3,693 | $5,101 | $7,492 |
| Bristol | $3,100 | $3,801 | $4,707 | $6,048 | $7,868 |
| Dukes | $2,268 | $3,587 | $5,248 | $7,660 | $12,617 |
| Essex | $3,647 | $4,768 | $6,145 | $8,234 | $11,248 |
| Franklin | $2,476 | $3,376 | $4,270 | $5,465 | $6,965 |
| Hampden | $2,760 | $3,380 | $4,101 | $5,336 | $7,386 |
| Hampshire | $3,096 | $3,869 | $5,000 | $6,780 | $9,061 |
| Middlesex | $4,023 | $5,528 | $7,427 | $10,447 | $14,649 |
| Nantucket | $2,713 | $3,787 | $5,477 | $8,966 | $13,719 |
| Norfolk | $4,304 | $5,438 | $7,156 | $10,077 | $14,874 |
| Plymouth | $3,985 | $4,927 | $6,149 | $7,909 | $10,297 |
| Suffolk | $3,970 | $5,110 | $6,836 | $9,318 | $13,426 |
| Worcester | $3,164 | $4,052 | $5,153 | $6,780 | $8,969 |
Source: Ownwell