Franklin County Property Taxes
The median property tax rate in Franklin County is 1.69%, which is significantly higher than both the national median of 0.99% and the Massachusetts state median of 1.23%. With the median home value in Franklin County, the typical annual property tax bill reaches $4,270, which exceeds the national median of $2,690. Property taxes in Franklin County are calculated based on the tax assessed value, which generally falls below the actual market value due to various property tax exemptions like the primary residence and agricultural exemptions. Understanding Franklin County's specific property tax system, exploring available exemptions, and identifying opportunities for property tax reductions can provide significant annual savings. Whether you live in Greenfield or another part of Franklin County, gaining a comprehensive knowledge of local property taxes will benefit both homeowners and real estate investors.
Last Updated June 14, 2024
Franklin County Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Average Tax Rate
1.69%
Estimate Property Tax Bill
$4,269
$3,961
Ownwell’s Franklin County Property Tax Bill Calculator helps any homeowner, real estate investor, or potential owner to estimate their annual property taxes in Franklin County with just 2 data points. Enter your property's estimated assessed value, and our calculator applies the median tax rate in Franklin County to estimate your property tax bill. This insight helps you understand potential tax liabilities. If you’d like to see trends on a 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 Franklin County, Massachusetts
Property taxes in Franklin County play a crucial role in funding essential local services like public schools, road maintenance, and emergency services. The median tax rate in Franklin County is 1.69%, which is higher than both the Massachusetts state median and the U.S. national median of 0.99%. Local government entities within Franklin County set these rates annually, and they can vary significantly between different areas within the county. Each year, Franklin County estimates its required budget to maintain services for the upcoming fiscal year and divides this budget by the total value of all taxable property in the jurisdiction, resulting in the property tax rate. Although tax rates and budgets are influenced by laws and voter input, this calculation forms the basic process for setting property tax rates. For comparison, the city of Heath has one of the higher property tax rates in Massachusetts at 2.29%, while the city of Rowe boasts one of the lowest at 0.52%. Analyzing how Franklin County's tax rates stack up against these benchmarks can give homeowners a better understanding of the local tax landscape.
Average Franklin County Tax Rate
1.69%
Average Massachusetts Tax Rate
1.23%
Average United States Tax Rate
0.99%
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% |
| Athol | 1.80% | 1.80% | 1.80% | 1.80% | 1.80% |
| 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% |
| Drury | 2.06% | 2.06% | 2.06% | 2.06% | 2.06% |
| Erving | 0.80% | 0.80% | 0.80% | 0.80% | 0.80% |
| Florida | 1.15% | 1.15% | 1.15% | 1.15% | 1.15% |
| Gill | 1.69% | 1.69% | 1.69% | 1.69% | 1.69% |
| Greenfield | 1.96% | 1.96% | 1.96% | 1.97% | 1.97% |
| Hatfield | 1.42% | 1.42% | 1.42% | 1.42% | 1.42% |
| Hawley | 1.67% | 1.67% | 1.67% | 1.67% | 1.67% |
| Haydenville | 1.42% | 1.42% | 1.42% | 1.42% | 1.42% |
| 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 | 1.15% | 1.15% | 1.15% | 1.15% | 1.15% |
| 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% |
| North Adams | 1.15% | 1.15% | 1.15% | 1.15% | 1.15% |
| 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 | 1.37% | 1.37% | 1.37% | 1.37% | 1.37% |
| 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% |
Source: Ownwell
Property Tax Assessment Values Across Franklin County, Massachusetts
In Franklin County, understanding the difference between "market value" and "assessed value" is key to comprehending property taxes. The market value represents the price a willing buyer would pay to a willing seller in an open, competitive market, considering location, property condition, and current economic trends. For tax purposes, this value is estimated by the Franklin County Appraisal District. The assessed value, however, 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. Assessment notices in Franklin County are typically mailed in the spring, usually by the middle of April. These notices provide homeowners with both the market and assessed values, along with an estimate of the annual property tax bill. For instance, Athol has the highest median tax bill at $7,638, while Shelburne has the lowest at $605. By distinguishing between these valuation concepts, property owners can better navigate their tax responsibilities and understand how their property taxes are affected. Being aware of these valuation processes in Franklin County will help you identify opportunities for appealing assessments or applying for exemptions to manage your tax burden more effectively.
Property Tax Assessment Values Across Franklin County, Massachusetts
Source: Ownwell
$41,900
$262,550
$483,200
Average Franklin County Assessed Value
$252,600
Average Massachusetts Assessed Value
$492,600
Average United States Assessed Value
$244,900
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 |
| Athol | $425,300 | $425,300 | $425,300 | $425,300 | $425,300 |
| 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 |
| Drury | $41,900 | $41,900 | $41,900 | $41,900 | $41,900 |
| Erving | $180,440 | $197,300 | $220,600 | $262,800 | $309,500 |
| Florida | $201,000 | $201,000 | $201,000 | $201,000 | $201,000 |
| Gill | $148,700 | $191,475 | $231,600 | $289,876 | $364,900 |
| Greenfield | $163,270 | $195,200 | $231,500 | $283,975 | $358,830 |
| Hatfield | $330,810 | $333,975 | $339,250 | $344,525 | $347,690 |
| Hawley | $59,930 | $123,125 | $213,300 | $268,425 | $329,810 |
| Haydenville | $375,900 | $375,900 | $375,900 | $375,900 | $375,900 |
| 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 | $175,700 | $203,300 | $267,800 | $278,500 | $279,400 |
| 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 |
| North Adams | $94,920 | $125,100 | $175,400 | $219,200 | $630,740 |
| 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 | $44,315 | $44,315 | $44,315 | $44,315 | $44,315 |
| 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 |
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, which is determined by local assessors. The tax rate is then applied to this assessed value to determine the annual property tax bill. Various factors, such as property size, location, and market conditions, influence the assessed value. Homeowners in Franklin County can expect a wide range of tax bills. For instance, the tax bill at the 25th percentile is $3,376, while at the 75th percentile, it reaches $5,465. The tax bill at the 90th percentile can go up to $6,965. The highest median tax bill in the county is found in Athol, at $7,638, whereas the lowest is in Shelburne, at just $605. These figures highlight the significant variation in property tax bills within the county, affecting homeowners differently based on their property's assessed value and location. Compared to the national median property tax rate of 0.99%, Franklin County's rates reflect a substantial burden for many residents.
Average Franklin County Tax Bill
$4,270
Average Massachusetts Tax Bill
$5,844
Average United States Tax Bill
$2,690
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 |
| Athol | $7,638 | $7,638 | $7,638 | $7,638 | $7,638 |
| 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 |
| Drury | $864 | $864 | $864 | $864 | $864 |
| Erving | $1,443 | $1,577 | $1,762 | $2,090 | $2,446 |
| Florida | $2,314 | $2,314 | $2,314 | $2,314 | $2,314 |
| Gill | $2,514 | $3,238 | $3,907 | $4,898 | $6,170 |
| Greenfield | $3,208 | $3,834 | $4,547 | $5,575 | $7,012 |
| Hatfield | $4,698 | $4,743 | $4,818 | $4,892 | $4,937 |
| Hawley | $1,074 | $2,052 | $3,554 | $4,472 | $6,002 |
| Haydenville | $5,338 | $5,338 | $5,338 | $5,338 | $5,338 |
| 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 | $2,563 | $2,896 | $3,144 | $3,210 | $3,218 |
| 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 |
| North Adams | $1,093 | $1,440 | $2,019 | $2,523 | $7,260 |
| 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 | $605 | $605 | $605 | $605 | $605 |
| 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 |
Source: Ownwell
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