Franklin County, Massachusetts Property Taxes
Median Franklin County effective property tax rate: 1.69%, significantly higher than the national median of 1.02%.
Median Franklin County home value: $252,600
Median annual Franklin County tax bill: $4,270, $1,870 higher than the national median property tax bill of $2,400.
How are property taxes in Franklin County calculated?
Property taxes in Franklin County are calculated based on the tax assessed value, which is often lower than the actual market value due to property tax exemptions such as the homestead or senior exemption.
Understanding your county's property tax system, exemptions, and reduction opportunities can lead to significant savings. Whether you live in Greenfield or another part of Franklin County, knowing local tax details benefits homeowners and investors.
Last Updated March 1, 2025
Franklin County, Massachusetts Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
1.69%
Estimate Property Tax Bill
$4,269
$3,961
Ownwell’s Franklin County Property Tax Bill Calculator empowers homeowners, real estate investors, and potential buyers to estimate their annual property taxes in Franklin County with just two data points. By entering your property's estimated assessed value, our calculator applies Franklin County’s median effective tax rate to accurately estimate your property tax bill. Note that your property's assessed value — determined by your county — reflects any exemptions you may have, ensuring a more precise calculation for your property tax obligations. This insightful tool helps you understand potential tax liabilities and highlights how Ownwell can assist in reducing property taxes in Franklin County. For those interested in more localized information, please scroll down to explore city-level trends!
Property Tax Rates Across Franklin County, Massachusetts
Local government entities set tax rates, which can vary widely within a state. Why? Because annually, each county estimates its required budget to provide services and divides that by the total value of all taxable property within its 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, this is the annual process. Below, you can compare Franklin County's effective property tax rate to other counties in Massachusetts or the U.S. median property tax rate. Franklin County's median property tax rate is significantly higher than the national median property tax rate of 1.02%. Within the county, the city of Heath has the highest median property tax rate, while Rowe boasts the lowest. These variances illustrate the importance of understanding local tax dynamics. By staying informed, property owners can better navigate the complexities of property taxes and potentially identify opportunities for savings.
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Effective Franklin County Tax Rate
1.69%
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Effective Massachusetts Tax Rate
1.23%
Median Effective United States Tax Rate
1.02%
Property Tax Rates Across Franklin County, Massachusetts
| City | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Amherst | 1.84% | 1.84% | 1.84% | 1.84% | 1.84% |
| Ashfield | 1.76% | 1.76% | 1.76% | 1.76% | 1.76% |
| Bernardston | 1.52% | 1.60% | 1.60% | 1.60% | 1.60% |
| Buckland | 1.69% | 1.69% | 1.69% | 1.69% | 1.69% |
| Charlemont | 1.67% | 1.69% | 2.06% | 2.06% | 2.11% |
| Colrain | 1.96% | 1.96% | 1.96% | 1.96% | 1.96% |
| Conway | 1.71% | 1.71% | 1.71% | 1.72% | 1.72% |
| Deerfield | 1.50% | 1.50% | 1.50% | 1.50% | 1.50% |
| Erving | 0.80% | 0.80% | 0.80% | 0.80% | 0.80% |
| Gill | 1.69% | 1.69% | 1.69% | 1.69% | 1.69% |
| Greenfield | 1.96% | 1.96% | 1.96% | 1.97% | 1.97% |
| Hawley | 1.67% | 1.67% | 1.67% | 1.67% | 1.67% |
| Heath | 2.29% | 2.29% | 2.29% | 2.29% | 2.29% |
| Lake Pleasant | 1.56% | 1.56% | 1.57% | 1.57% | 1.57% |
| Leverett | 1.57% | 1.57% | 1.57% | 1.57% | 1.57% |
| Leyden | 1.52% | 1.52% | 1.52% | 1.52% | 1.52% |
| Millers Falls | 1.56% | 1.56% | 1.57% | 1.57% | 1.57% |
| Monroe Bridge | 1.15% | 1.15% | 1.15% | 1.15% | 1.15% |
| Montague | 1.56% | 1.56% | 1.57% | 1.57% | 1.57% |
| New Salem | 1.53% | 1.53% | 1.54% | 1.54% | 1.54% |
| Northfield | 1.36% | 1.36% | 1.36% | 1.36% | 1.36% |
| Orange | 1.80% | 1.80% | 1.80% | 1.80% | 1.80% |
| Rowe | 0.52% | 0.52% | 0.52% | 0.52% | 2.29% |
| Shelburne Falls | 1.36% | 1.37% | 1.69% | 1.69% | 1.76% |
| Shutesbury | 1.84% | 1.84% | 1.84% | 1.84% | 1.84% |
| South Deerfield | 1.42% | 1.50% | 1.50% | 1.50% | 1.50% |
| Sunderland | 1.31% | 1.31% | 1.31% | 1.31% | 1.31% |
| Turners Falls | 1.56% | 1.56% | 1.56% | 1.57% | 1.57% |
| Warwick | 2.01% | 2.01% | 2.01% | 2.01% | 2.01% |
| Wendell | 2.14% | 2.14% | 2.14% | 2.14% | 2.14% |
| Wendell Depot | 2.14% | 2.14% | 2.14% | 2.14% | 2.14% |
| West Whately | 1.42% | 1.42% | 1.42% | 1.42% | 1.42% |
| Whately | 1.42% | 1.42% | 1.42% | 1.42% | 1.42% |
| Williamsburg | 1.71% | 1.71% | 1.72% | 1.72% | 1.72% |
| Athol | N/A | N/A | N/A | N/A | N/A |
| Drury | N/A | N/A | N/A | N/A | N/A |
| Florida | N/A | N/A | N/A | N/A | N/A |
| Hatfield | N/A | N/A | N/A | N/A | N/A |
| Haydenville | N/A | N/A | N/A | N/A | N/A |
| Monroe | N/A | N/A | N/A | N/A | N/A |
| North Adams | N/A | N/A | N/A | N/A | N/A |
| Shelburne | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Property Tax Assessment Values Across Franklin County, Massachusetts
When examining property taxes in Franklin County, 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 location, property condition, and economic market trends. The Franklin County appraisal district estimates the market value for tax purposes. The assessed value is 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 Franklin County, assessment notices are sent in the spring each year. They’ll typically reach your mailbox by the middle of May. 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 and market values are determined, this section helps property owners navigate their tax responsibilities and understand the valuation processes affecting their property taxes in Franklin County. For example, the median tax bill in Franklin County is $3,376, with tax bills ranging significantly across the county. Amherst has the highest median home price at $411,250.
Property Tax Assessment Values Across Franklin County, Massachusetts
Source: Ownwell
$102,700
$254,150
$405,600
Median Franklin County Market Value
$252,600
Median Massachusetts Market Value
$492,600
Median United States Market Value
$235,294
Property Tax Assessment Values Across Franklin County, Massachusetts
| City | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Amherst | $255,850 | $299,625 | $411,250 | $502,000 | $646,350 |
| Ashfield | $148,210 | $206,800 | $269,650 | $350,725 | $436,390 |
| Bernardston | $177,400 | $225,700 | $274,600 | $351,250 | $449,000 |
| Buckland | $129,600 | $192,540 | $253,200 | $321,000 | $391,500 |
| Charlemont | $94,360 | $155,600 | $210,600 | $286,400 | $368,760 |
| Colrain | $94,190 | $149,012 | $190,550 | $251,825 | $330,200 |
| Conway | $178,150 | $243,975 | $314,750 | $396,125 | $518,650 |
| Deerfield | $202,430 | $263,300 | $323,000 | $415,600 | $526,492 |
| Erving | $180,440 | $197,300 | $220,600 | $262,800 | $309,500 |
| Gill | $148,700 | $191,475 | $231,600 | $289,876 | $364,900 |
| Greenfield | $163,270 | $195,200 | $231,500 | $283,975 | $358,830 |
| Hawley | $59,930 | $123,125 | $213,300 | $268,425 | $329,810 |
| Heath | $50,660 | $93,300 | $159,634 | $239,500 | $335,118 |
| Lake Pleasant | $108,470 | $134,925 | $162,200 | $192,000 | $234,900 |
| Leverett | $231,257 | $307,750 | $395,950 | $501,275 | $629,710 |
| Leyden | $175,660 | $229,085 | $294,050 | $352,825 | $461,830 |
| Millers Falls | $168,000 | $198,850 | $228,800 | $266,600 | $346,760 |
| Monroe Bridge | $57,200 | $89,100 | $102,700 | $144,500 | $198,200 |
| Montague | $186,580 | $233,200 | $288,100 | $350,700 | $429,540 |
| New Salem | $188,750 | $236,925 | $299,400 | $365,875 | $440,570 |
| Northfield | $151,410 | $213,325 | $263,350 | $334,375 | $402,395 |
| Orange | $141,550 | $175,650 | $210,262 | $255,050 | $313,550 |
| Rowe | $130,900 | $177,600 | $232,100 | $312,600 | $406,960 |
| Shelburne Falls | $185,140 | $225,775 | $278,450 | $357,568 | $444,720 |
| Shutesbury | $173,440 | $232,400 | $295,400 | $387,000 | $488,580 |
| South Deerfield | $233,240 | $269,300 | $317,000 | $380,950 | $466,480 |
| Sunderland | $278,120 | $327,700 | $388,500 | $457,000 | $532,860 |
| Turners Falls | $167,600 | $192,025 | $218,100 | $250,375 | $288,600 |
| Warwick | $75,580 | $135,550 | $180,700 | $240,884 | $293,320 |
| Wendell | $99,400 | $148,800 | $206,650 | $263,289 | $323,200 |
| Wendell Depot | $75,440 | $169,250 | $201,800 | $263,600 | $312,040 |
| West Whately | $251,100 | $279,900 | $353,800 | $439,110 | $524,520 |
| Whately | $214,611 | $268,850 | $350,000 | $439,000 | $585,600 |
| Williamsburg | $182,810 | $216,950 | $299,300 | $321,375 | $443,360 |
| Athol | N/A | N/A | N/A | N/A | N/A |
| Drury | N/A | N/A | N/A | N/A | N/A |
| Florida | N/A | N/A | N/A | N/A | N/A |
| Hatfield | N/A | N/A | N/A | N/A | N/A |
| Haydenville | N/A | N/A | N/A | N/A | N/A |
| Monroe | N/A | N/A | N/A | N/A | N/A |
| North Adams | N/A | N/A | N/A | N/A | N/A |
| Shelburne | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Property Tax Bills Across Franklin County, Massachusetts
In Franklin County, MA, property tax bills are calculated based on the assessed value of a home. The local tax rate is applied to this assessed value to determine the annual property tax bill. Homeowners in Franklin County experience a wide range of tax bills, with the 25th percentile at $3,376 and the 75th percentile reaching $5,465. The tax bill at the 90th percentile is $6,965, reflecting the variation in property values and tax rates across the county. Notably, Amherst has the highest median tax bill at $7,584, while Monroe Bridge has the lowest at $1,177. These figures highlight the disparity in tax burdens within the county. Compared to the national median property tax bill of $2,400, Franklin County's homeowners generally face higher tax bills, which can significantly impact household budgets. Understanding these factors is crucial for homeowners to manage their finances effectively and anticipate changes in their property tax obligations.
Median Franklin County Tax Bill
$4,270
Median Massachusetts Tax Bill
$5,844
Median United States Tax Bill
$2,400
Property Tax Bills Across Franklin County, Massachusetts
| City | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Amherst | $4,718 | $5,525 | $7,584 | $9,257 | $11,919 |
| Ashfield | $2,610 | $3,641 | $4,748 | $6,176 | $7,651 |
| Bernardston | $2,755 | $3,579 | $4,325 | $5,570 | $7,178 |
| Buckland | $2,195 | $3,262 | $4,289 | $5,438 | $6,632 |
| Charlemont | $1,753 | $3,039 | $4,093 | $5,426 | $6,914 |
| Colrain | $1,849 | $2,926 | $3,745 | $4,896 | $6,482 |
| Conway | $3,125 | $4,211 | $5,404 | $6,786 | $8,877 |
| Deerfield | $3,030 | $3,942 | $4,836 | $6,222 | $7,882 |
| Erving | $1,443 | $1,577 | $1,762 | $2,090 | $2,446 |
| Gill | $2,514 | $3,238 | $3,907 | $4,898 | $6,170 |
| Greenfield | $3,208 | $3,834 | $4,547 | $5,575 | $7,012 |
| Hawley | $1,074 | $2,052 | $3,554 | $4,472 | $6,002 |
| Heath | $1,159 | $2,110 | $3,608 | $5,480 | $7,667 |
| Lake Pleasant | $1,697 | $2,112 | $2,538 | $3,004 | $3,676 |
| Leverett | $3,636 | $4,838 | $6,226 | $7,880 | $9,899 |
| Leyden | $2,666 | $3,477 | $4,464 | $5,356 | $7,011 |
| Millers Falls | $2,659 | $3,124 | $3,568 | $4,127 | $5,161 |
| Monroe Bridge | $653 | $1,016 | $1,177 | $1,661 | $2,291 |
| Montague | $2,928 | $3,645 | $4,481 | $5,456 | $6,673 |
| New Salem | $2,897 | $3,636 | $4,596 | $5,618 | $6,763 |
| Northfield | $2,056 | $2,897 | $3,576 | $4,535 | $5,447 |
| Orange | $2,540 | $3,161 | $3,764 | $4,570 | $5,578 |
| Rowe | $748 | $988 | $1,337 | $1,948 | $3,870 |
| Shelburne Falls | $2,953 | $3,638 | $4,398 | $5,493 | $6,913 |
| Shutesbury | $3,198 | $4,285 | $5,447 | $7,136 | $9,010 |
| South Deerfield | $3,451 | $4,013 | $4,699 | $5,657 | $6,938 |
| Sunderland | $3,657 | $4,306 | $5,105 | $6,005 | $7,002 |
| Turners Falls | $2,623 | $3,005 | $3,412 | $3,919 | $4,517 |
| Warwick | $1,520 | $2,726 | $3,634 | $4,844 | $5,898 |
| Wendell | $2,128 | $3,186 | $4,424 | $5,628 | $6,898 |
| Wendell Depot | $1,615 | $3,624 | $4,321 | $5,644 | $6,681 |
| West Whately | $3,566 | $3,974 | $5,024 | $6,236 | $7,448 |
| Whately | $3,047 | $3,818 | $4,970 | $6,234 | $8,316 |
| Williamsburg | $3,135 | $3,721 | $5,133 | $5,512 | $7,604 |
| Athol | N/A | N/A | N/A | N/A | N/A |
| Drury | N/A | N/A | N/A | N/A | N/A |
| Florida | N/A | N/A | N/A | N/A | N/A |
| Hatfield | N/A | N/A | N/A | N/A | N/A |
| Haydenville | N/A | N/A | N/A | N/A | N/A |
| Monroe | N/A | N/A | N/A | N/A | N/A |
| North Adams | N/A | N/A | N/A | N/A | N/A |
| Shelburne | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell