Manchester, Massachusetts Property Taxes
The median property tax rate in Manchester, MA is 1.04%, which is notably higher than the national median of 0.99% but lower than the Massachusetts state median of 1.23%. With a median home value of $869,700 in Manchester, the typical annual property tax bill amounts to $9,071, significantly surpassing the national median of $2,690. Property taxes in Manchester are calculated based on the tax assessed value, which is often lower than the market value due to various exemptions, such as those for primary residences and agricultural properties. Understanding Manchester's property tax system, exploring available exemptions, and identifying opportunities for reductions can lead to substantial annual savings. Whether you're in the heart of Manchester or another part of Essex County, gaining insight into the local property tax system will benefit both homeowners and real estate investors.
Last Updated June 14, 2024
Manchester, Massachusetts Property Tax Bill Calculator
$100,000
$2,500,000
$5,000,000
Average Tax Rate
1.23%
Estimate Property Tax Bill
$2,460
Ownwell’s Manchester Property Tax Bill Calculator empowers homeowners, real estate investors, and potential buyers to estimate their annual property taxes in Manchester with just two data points. By entering your property's estimated assessed value, the calculator applies the median tax rate in Manchester to estimate your property tax bill. This insightful tool helps you understand potential tax liabilities. If you’re interested in seeing trends on a neighborhood level, scroll down to find more localized information. Your property’s assessed value is the value assigned by the county for property tax calculations, accounting for any exemptions that may apply.
Property Tax Rates Across Manchester, Massachusetts
Property taxes in Manchester, Massachusetts, play a crucial role in funding essential local services such as public schools, road maintenance, and emergency services. The median tax rate in Manchester is 1.04%, higher than both the Massachusetts state median and the U.S. national median of 0.99%. Local government entities within Manchester set these rates annually, and they can vary significantly across different neighborhoods. Each year, Manchester estimates its required budget to maintain services for the upcoming fiscal year, then divides this budget by the total value of all taxable property within the jurisdiction to calculate the property tax rate. While tax rates and budgets are influenced by laws and voter input, this calculation forms the basis of setting property tax rates. The data below compares Manchester's effective property tax rate to other counties in Massachusetts and the national median. For comparison, the 01944 zip code has the highest median property tax rate of 1.04%, while the same zip code also has the lowest median tax rate of 1.04%. Understanding how these cities compare with Manchester provides valuable insights into the varying tax landscape across Essex County, helping homeowners gain a clearer picture of their property tax obligations relative to neighboring areas.
Average Manchester Tax Rate
1.04%
Average Essex County Tax Rate
1.12%
Average Massachusetts Tax Rate
1.23%
Average United States Tax Rate
0.99%
Property Tax Rates Across Manchester, Massachusetts
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 01944 | 1.04% | 1.04% | 1.04% | 1.04% | 1.04% |
Source: Ownwell
Property Tax Assessment Values Across Manchester, Massachusetts
In Manchester, Massachusetts, understanding the difference between "market value" and "assessed value" is crucial for comprehending property taxes. The market value is the price a willing buyer would pay a willing seller in an open and competitive market, influenced by factors like location, property condition, and economic trends. This value is estimated by the Essex County Appraisal District for tax purposes. In contrast, the assessed value is the market value minus any applicable exemptions or limits based on local laws and available programs. The assessed value is then used to calculate your property taxes by multiplying it by the combined tax rates of all relevant taxing entities. In Manchester, assessment notices are typically mailed out in the spring, usually by mid-April. These notices provide homeowners with both the market and assessed values, along with an estimate of the annual property tax bill. By understanding the distinction between these valuation concepts, property owners can better navigate their tax responsibilities and comprehend how their property taxes are determined. Being aware of these valuation processes in Manchester helps identify opportunities for protesting assessments or applying for exemptions to effectively manage the tax burden. The highest and lowest median tax bills in Manchester are both $9,071, found in the 01944 zip code.
Property Tax Assessment Values Across Manchester, Massachusetts
Source: Ownwell
$258,000
$802,500
$1,347,000
Average Manchester Assessed Value
$869,700
Average Essex County Assessed Value
$545,500
Average Massachusetts Assessed Value
$492,600
Average United States Assessed Value
$244,900
Property Tax Assessment Values Across Manchester, Massachusetts
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 01944 | $518,160 | $671,700 | $869,700 | $1,326,500 | $2,457,980 |
Source: Ownwell
Property Tax Bills Across Manchester, Massachusetts
In Manchester, Essex County, MA, property tax bills are calculated based on the assessed value of a home and the local tax rate. The median home price in Manchester is $869,700, which significantly influences the tax bill. To determine the tax bill, the assessed value is multiplied by the local tax rate. For instance, the 25th percentile tax bill is $7,006, while the 75th percentile tax bill can reach up to $13,835. The highest median tax bill in the area is $9,071, which is also the lowest, indicating a consistent tax rate across the city. Several factors affect the tax bill, including property size, location, and market conditions. Compared to the national median property tax rate of 0.99%, Manchester's property taxes can be quite substantial. Homeowners in this area need to budget accordingly, as higher property values and tax rates can lead to significant annual expenses. Understanding these factors is crucial for homeowners when planning their finances and considering the long-term costs of homeownership in Manchester.
Average Manchester Tax Bill
$9,071
Average Essex County Tax Bill
$6,145
Average Massachusetts Tax Bill
$5,844
Average United States Tax Bill
$2,690
Property Tax Bills Across Manchester, Massachusetts
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 01944 | $5,405 | $7,006 | $9,071 | $13,835 | $25,637 |
Source: Ownwell