Massachusetts property tax by county
Across Massachusetts's 14 counties, the typical (median) effective property-tax rate is 1.06% of a home's value. Rates vary widely by county, from 0.25% in Nantucket County to 1.49% in Hampden County. The full ranking is below; each county links to its own page. Figures are from the U.S. Census Bureau.
Property tax rate by county in Massachusetts
| County | Effective rate | Median tax | Median home value |
|---|---|---|---|
| Hampden County | 1.49% | $4,455 | $298,800 |
| Franklin County | 1.43% | $4,720 | $329,000 |
| Hampshire County | 1.43% | $5,589 | $390,300 |
| Berkshire County | 1.32% | $4,036 | $305,400 |
| Worcester County | 1.28% | $5,438 | $423,700 |
| Plymouth County | 1.17% | $6,502 | $556,000 |
| Bristol County | 1.07% | $4,807 | $451,200 |
| Norfolk County | 1.06% | $7,261 | $683,900 |
| Essex County | 1.04% | $6,430 | $619,100 |
| Middlesex County | 1.03% | $7,501 | $727,800 |
| Barnstable County | 0.67% | $4,239 | $629,000 |
| Suffolk County | 0.66% | $4,649 | $705,800 |
| Dukes County | 0.5% | $5,828 | $1,165,800 |
| Nantucket County | 0.25% | $3,974 | $1,593,800 |
Effective rate = median real estate taxes paid divided by median home value. Source: U.S. Census Bureau, American Community Survey 5-year estimates (2020-2024), tables B25103 and B25077.
Why county rates vary so much
Property tax is set locally, not by the state, so the rate depends on the county, city, school district, and special districts where a home sits, and on how those local budgets compare to local home values. A county with low home values can still have a high effective rate if its local budgets are large, and a wealthy county can have a low effective rate. The effective rate shown here is the median tax bill divided by the median home value, which is the standard way to compare places; your own bill depends on your assessment and any exemptions.
For Massachusetts's income and retirement taxes, see Massachusetts income tax and Massachusetts retirement taxes.
How does Massachusetts assess homes for property tax?
Massachusetts assesses homes at 100% of market value, the same in every county.
Assessed at full and fair cash value as of January 1 each year. Values are updated annually, and the state certifies each community's assessing practices every five years. Separately, Proposition 2 1/2 caps how much a town's total tax levy can grow.
Is there a homestead exemption in Massachusetts?
The Massachusetts homestead declaration protects home equity from creditors and is not a tax break. The property-tax equivalent is the residential exemption, which a community may adopt at local option to exempt up to 35% of the average residential assessed value on a taxpayer's principal residence.
Other state relief for homeowners:
- Seniors and disabled owners: The Clause 41C senior exemption is worth at least $500 off the tax, or $4,000 of valuation, whichever helps more. It generally starts at 70, though a town may lower that to 65, and income and asset limits apply. Those limits are adjusted annually and towns can adopt more generous local options, so confirm the current figures with your assessor. A separate senior circuit breaker is a refundable state income tax credit.
- Disabled veterans: Clause 22 veterans exemptions run from $400 of tax relief for a 10% or greater disability up to $1,500 for specially adapted housing, with $1,000 for a 100% VA rating. Paraplegic veterans are fully exempt. These are statutory minimums and towns may vote to double them.
- Proposition 2 1/2 limits a town's total tax levy, not your individual assessment: annual levy growth is capped at 2.5% plus new growth, and overrides need voter approval. There is no statewide flat owner-occupancy credit.
Massachusetts sets these rules and each county's property tax office applies them, which is where the application, the filing deadline and the form come from. Some counties add programs of their own; where we have checked a county, its page lists them.
When are property taxes due in Massachusetts?
Massachusetts communities use one of three billing systems. On quarterly billing, installments are due August 1, November 1, February 1 and May 1. On semi-annual preliminary billing, the preliminary bill is due October 1 (or November 1, or 30 days after mailing if later, when it is mailed after August 1) and the actual bill is due April 1. On standard semi-annual billing, the first half is due November 1 and the rest May 1; if the bill is mailed after October 1, payment is due 30 days after mailing instead. Check which system your city or town uses.
Massachusetts splits the bill into 4 installments. That is the state rule. Each county issues and collects its own bill, so the dates printed on your statement are the ones that bind you.
How do you appeal a property assessment in Massachusetts?
You contest the assessed value with the Board of Assessors, then the Appellate Tax Board. The filing deadline is typically the first-installment payment due date (February 1 where billing is quarterly). Apply to your Board of Assessors for an abatement by the day the first installment of the actual tax bill is due without interest. If they deny it, you have three months to appeal to the state Appellate Tax Board.
Massachusetts property-tax rules from primary state sources (revenue department and statute), reviewed September 7, 2026. Exemption amounts and credits change; confirm the current figures with your county assessor. Sources: assessment, exemptions, due dates, appeals.
Sources
- Median real estate taxes paid and median home value, all Massachusetts counties: U.S. Census Bureau, American Community Survey 5-year estimates (2020-2024), tables B25103 and B25077.