Amherst, Hampshire County, Massachusetts Property Taxes

Name: Property Tax Bills Across Amherst, Hampshire County, Massachusetts
Creator: Ownwell
License: https://creativecommons.org/licenses/by-nc/4.0/

Median Amherst, MA effective property tax rate: 2.01%, significantly higher than the national median of 1.02%, but lower than the Massachusetts state median of 1.23%.
Median Amherst, MA home value: $380,800
Median annual Amherst, MA tax bill: $7,652, $5,252 higher than the national median property tax bill of $2,400.

How are property taxes in Hampshire County calculated?

Property taxes in Amherst, MA 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 Amherst’s property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in Amherst, knowing local tax details benefits homeowners and investors.

Last Updated March 1, 2025

Amherst, Hampshire County, Massachusetts Property Tax Bill Calculator

Property Assessed Value

$100,000

$1,500,000

$3,000,000

Median Effective Tax Rate

2.01%

Estimate Property Tax Bill

$7,654

$7,103

Ownwell’s Amherst Property Tax Bill Calculator empowers homeowners, real estate investors, and potential buyers to estimate their annual property taxes in Amherst with just two data points. By entering your property's estimated assessed value, our calculator applies Amherst’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 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 Hampshire County. For those interested in more localized information, please scroll down to explore city-level trends!

Property Tax Rates Across Amherst, Hampshire County, Massachusetts

Local government entities set tax rates, which can vary widely within a state. 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.

In Amherst, located in Hampshire County, the effective property tax rate stands at 2.01%. This is significantly higher than the national median property tax rate of 1.02%. Compared to other cities in Massachusetts, Amherst's rate is among the highest, reflecting the county's budgetary needs and the total value of taxable property. This rate can influence homeowners' decisions, as a higher tax rate might impact overall affordability. However, the services funded by these taxes, such as schools and public safety, contribute to the community's quality of life. Understanding these dynamics can help property owners make informed decisions about their investments and potential tax appeals.

Property Tax Rates Across Amherst, Hampshire County, Massachusetts

Source: Ownwell

1.14%

1.61%

2.07%

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 Amherst Tax Rate

2.01%

Median Effective Hampshire County Tax Rate

1.63%

Median Effective Massachusetts Tax Rate

1.23%

Median Effective United States Tax Rate

1.02%

Property Tax Rates Across Amherst, Hampshire County, Massachusetts

Zip	10th Percentile	25th Percentile	Median Tax Rate	75th Percentile	90th Percentile
01002	2.01%	2.01%	2.01%	2.01%	2.01%

Source: Ownwell

Property Tax Assessment Values Across Amherst, Hampshire County, Massachusetts

When examining property taxes in Amherst, MA, 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 Hampshire 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.

In Hampshire County, assessment notices are sent in the spring each year. They’ll typically reach your mailbox by the middle 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 and market values are determined, this section helps property owners navigate their tax responsibilities and understand the valuation processes affecting their property taxes in Amherst. For example, the median home price in Amherst is $380,800, with tax bills ranging significantly across the county. Zip code 01002 has the highest median home price at $380,800.

Property Tax Assessment Values Across Amherst, Hampshire County, Massachusetts

Source: Ownwell

$189,450

$293,425

$397,400

Median Amherst Market Value

$380,800

Median Hampshire County Market Value

$310,200

Median Massachusetts Market Value

$492,600

Median United States Market Value

$235,294

Property Tax Assessment Values Across Amherst, Hampshire County, Massachusetts

Zip	10th Percentile	25th Percentile	Median Home Price	75th Percentile	90th Percentile
01002	$204,900	$299,900	$380,800	$487,500	$614,660

Source: Ownwell

Property Tax Bills Across Amherst, Hampshire County, Massachusetts

In Amherst, MA, property tax bills are determined by multiplying the assessed value of a home by the local tax rate. The assessed value is based on the market value of the property, which is evaluated by the local assessor. Homeowners in Amherst face property tax bills that significantly exceed the national median of $2,400. The median property tax bill here is $7,652, reflecting the area's higher property values and tax rates. Factors influencing the tax bill include property size, location, and improvements. For homeowners, this means a substantial annual expense, particularly when compared to the national median property tax rate of 1.02%. Ownwell helps homeowners reduce their property tax bills by offering expert property tax appeal services. By analyzing property assessments and market conditions, Ownwell identifies opportunities for tax reductions, potentially saving homeowners a significant amount. This service is especially beneficial in Amherst, where property taxes are notably high, ensuring that homeowners only pay their fair share.

Property Tax Bills Across Amherst, Hampshire County, Massachusetts

Source: Ownwell

$3,454

$5,553

$7,652

Median Amherst Tax Bill

$7,652

Median Hampshire County Tax Bill

$5,000

Median Massachusetts Tax Bill

$5,844

Median United States Tax Bill

$2,400

Property Tax Bills Across Amherst, Hampshire County, Massachusetts

Zip	10th Percentile	25th Percentile	Median Tax Bill	75th Percentile	90th Percentile
01002	$4,107	$6,016	$7,652	$9,791	$12,347

Source: Ownwell