Massachusetts property tax calculator
The median annual property tax for Massachusetts homeowners is $5,992, equal to 1.07% of a home worth $562,100 at the median.
It gives you an estimate rather than a bill. Your value comes from your county assessor, or an appraisal district in some states. Your local taxing units determine the rates. Check with your county before making a payment or filing a protest.
Massachusetts property tax rate and a typical bill
Massachusetts has a rate higher than the US figure of 0.94%. County rates range from 0.25% in Nantucket County to 1.49% in Hampden County. These median figures cover owner-occupied homes and come from the Census American Community Survey 5-year estimates for 2020 to 2024.
Common home values and yearly property tax bills in Massachusetts
| Home value | State median rate, 1.07% | Nantucket County, 0.25% | Hampden County, 1.49% |
|---|---|---|---|
| $200,000 | $2,140 | $500 | $2,980 |
| $300,000 | $3,210 | $750 | $4,470 |
| $400,000 | $4,280 | $1,000 | $5,960 |
| $500,000 | $5,350 | $1,250 | $7,450 |
Multiply the home value by the effective rate. The lowest county rate in Massachusetts belongs to Nantucket County, while Hampden County has the highest. Your calculator applies the rate for your own county.
Property tax rates for Massachusetts counties
- a rate below 0.66%
- from 0.66% to 1.04%
- from 1.04% to 1.17%
- from 1.17% to 1.43%
- a rate of 1.43% and up
| County | Effective rate | Median yearly tax | Median home value |
|---|---|---|---|
| Barnstable County | 0.67% | $4,239 | $629,000 |
| Berkshire County | 1.32% | $4,036 | $305,400 |
| Bristol County | 1.06% | $4,807 | $451,200 |
| Dukes County | 0.50% | $5,828 | $1,165,800 |
| Essex County | 1.04% | $6,430 | $619,100 |
| Franklin County | 1.44% | $4,720 | $329,000 |
| Hampden County | 1.49% | $4,455 | $298,800 |
| Hampshire County | 1.43% | $5,589 | $390,300 |
| Middlesex County | 1.03% | $7,501 | $727,800 |
| Nantucket County | 0.25% | $3,974 | $1,593,800 |
| Norfolk County | 1.06% | $7,261 | $683,900 |
| Plymouth County | 1.17% | $6,502 | $556,000 |
| Suffolk County | 0.66% | $4,649 | $705,800 |
| Worcester County | 1.28% | $5,438 | $423,700 |
For owner-occupied homes, table B25103 shows median real estate taxes paid, while table B25077 shows median home value. The data come from Census American Community Survey 2020 to 2024. Divide the median tax by the median value to get the effective rate. Download every county as a CSV file.
The Massachusetts homestead exemption
Massachusetts has no statewide general homestead exemption from property tax. Its homestead law protects home equity from creditors only. For tax year 2025, seniors 65 and older can claim a Senior Circuit Breaker tax credit worth up to $2,820.
Cited source: Mass.gov
Appealing a Massachusetts property tax assessment
APPEAL BYFor an actual tax bill, the first installment is generally due on Feb 1 for quarterly billing, or 30 days after mailing for twice-yearly billing. Then you have 3 months to appeal to the ATB
An appeal starts with filing the approved form as an abatement application with local assessors by the first installment deadline, generally February 1 for quarterly bills. Within three months after the assessors act, file an appeal with the ATB.
First hearing: The local board of assessors handles the abatement application before the state Appellate Tax Board (ATB).
Cited source: Mass.gov
Due dates for Massachusetts property taxes
Quarterly bills generally require payment by August 1, November 1, February 1 and May 1. Thirty days after mailing is the general payment deadline for bills issued twice a year.
Source: Mass.gov
The Massachusetts disabled veteran exemption
Each town sets this exemption and must vote to accept it. A veteran with a disability rating of 10% or more receives $400, while one rated 100% disabled receives $1,000. Paraplegic veterans and veterans who are 100% blind receive a full exemption; spouses may qualify as well.
Source: Mass.gov
How your home is valued in Massachusetts
Local boards of assessors must value every home at 100% of its full and fair cash value, or market value, under state law. The valuation date is January 1 each year. State oversight comes from the Division of Local Services, and recertification takes place every five years.
Source: Mass.gov
Other Massachusetts property tax rules worth knowing
- A declared homestead protects you from creditors, but it does not reduce your property taxes. For a primary residence, this protection applies up to $1,000,000 per residence. Sales for taxes and assessments remain unprotected.
- You generally must pay every tax installment on time and without interest charges to retain the right to appeal to the ATB. This responsibility stays with you even if a bank or mortgage company makes the payment.
- In limited cases, the ATB can hear an appeal even if payment was late. This applies when the fiscal year tax is $5,000 or less, or when the required prior-year average tax was paid on time.
- Assessors have a three-month period to act on an abatement application. If assessors fail to act, the application is deemed denied once three calendar months pass. After that, the three-month period to appeal to the ATB begins.
These rules come from sec.state.ma.us and Mass.gov.
How Massachusetts compares with other states
Compare the Massachusetts rate with every state in the state property tax table, see who qualifies for a homestead exemption in other states, or find each state's appeal deadline.