Owning in Massachusetts
Data from January 2026
Property tax in Massachusetts
The typical owner in Massachusetts pays $5,992 a year, about 1.07% of the home’s value (0.94% nationwide). Here are the exemptions and discounts the state publishes, the deadlines to claim them or appeal, and every county’s figure.
Key numbers in Massachusetts
- Typical tax
- $5,992
- per year, typical household
- 92% more than the U.S.
- Effective rate
- 1.07%
- tax ÷ value (estimate)
- 14% more than the U.S.
- United States
- 0.94%
- national effective rate
- Exemptions and relief
- 2
- published by the state, with the source
How it works
Where your bill comes from
The local government puts a value on your home, subtracts the exemptions you apply for and applies the rate of each body that taxes it: the county, the city, the school district and others.
- The value assigned to your home
- The exemptions you apply for
- The rates of each taxing body (county, city, schools)
- Your yearly bill
The effective rate on this page is something else: our estimate (typical tax ÷ typical value, from Census data) for comparing places. It is not the rate your local government sets.
Exemptions and discounts
What can lower your bill
What Massachusetts publishes on exemptions, caps and relief programs, in its own words. Almost all must be claimed: nobody applies them for you.
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Local senior exemption (clause 41C)
In cities and towns that adopt it, a person 70 or older (the municipality may lower the age to 65) who has lived in Massachusetts 10 years and owned the home 5 years, with income and assets under set limits, can get an exemption of $500 (or $4,000 of valuation, whichever cuts more tax). The municipality may double the amount. Ask your city or town assessor.
What the source says· M.G.L. c. 59, §5, cl. 41C
“Forty-first C, Real property, to the amount of four thousand dollars of taxable valuation or the sum of five hundred dollars, whichever would amount in an exemption of the greater amount of taxes due, of a person who has reached his seventieth birthday prior to the fiscal year for which an exemption is sought and occupied by said person as his domicile … A city, by vote of its council and approval of its mayor, or a town, by vote of town meeting, may adjust the following factors contained in these provisions by: 1) reducing the requisite age of eligibility to any person age 65 years or older; 2) increasing either or both of the amounts contained in the first sentence of this clause, by not more than 100 per cent”
Massachusetts General Court (General Laws) · Verified October 23, 2026
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Veterans' exemption (clause 22)
A veteran who is a legal resident of Massachusetts, discharged under other than dishonorable conditions, who lives in the home and belongs to one of the classes the law lists, gets an exemption of $400 (or $2,000 of valuation, whichever cuts more tax). One class is veterans with a disability rating of 10 percent or more from line-of-duty disabilities. The veteran must have lived in Massachusetts at least six months before entering service, or for 2 consecutive years before applying.
What the source says· M.G.L. c. 59, §5, cl. 22
“Twenty-second, Real estate of the following classes of persons who are legal residents of the commonwealth and who are veterans, as defined in clause Forty-third of section seven of chapter four, and whose last discharge or release from the armed forces was under other than dishonorable conditions and who were domiciled in Massachusetts for at least six months prior to entering such service, or who have resided in the commonwealth for 2 consecutive years next prior to date of filing for exemptions under this clause, hereinafter referred to in this clause as soldiers and sailors, provided such real estate is occupied in whole or in part as his domicile by such person … to the amount of two thousand dollars of assessed taxable valuation or the sum of $400, whichever would result in an abatement of the greater amount of actual taxes due. … (a) Soldiers and sailors who, as a result of disabilities contracted while in the line of duty, have a disability rating of ten per cent or more as determined by the Veterans Administration or by any branch of the armed forces.”
Massachusetts General Court (General Laws) · Verified October 31, 2026
Dates
Deadlines to claim and to appeal
The dates the official source sets. If you think the value assigned to your home is wrong, you can appeal; each state has its own process and deadline.
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Deadline for personal exemptions: April 1 or 3 months after the bill
The section 5 exemptions for older owners, veterans, blind persons, surviving spouses and others (including clauses 22 and 41C) are requested from your city or town assessors by April 1 of the tax year, or within 3 months after the bill or notice was sent, whichever is later.
What the source says· M.G.L. c. 59, §59
“An application for exemption under clause Seventeenth, Seventeenth C, Seventeenth C1/2, Seventeenth D, Eighteenth, Twenty-second, Twenty-second A, Twenty-second B, Twenty-second C, Twenty-second D, Twenty-second E, Twenty-second F, Thirty-seventh, Thirty-seventh A, Forty-first, Forty-first B, Forty-first C, Forty-first C1/2, Forty-second, Forty-third, Fifty-second, Fifty-third, Fifty-sixth and Fifty-seventh of section 5 may be made on or before April 1 of the year to which the tax relates, or within 3 months after the bill or notice of assessment was sent, whichever is later.”
Massachusetts General Court (General Laws) · Verified October 31, 2026
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Applying for an abatement: deadline of the first payment
If you believe your property was assessed above its fair cash value, or misclassified, you can apply in writing to the assessors for an abatement on a form approved by the commissioner. The deadline is the last day to pay the first installment of the year's actual tax bill without interest. If you bought after January 1, you can also apply. If you mail the application through the U.S. mail, the postmark date counts.
What the source says· M.G.L. c. 59, §59
“A person upon whom a tax has been assessed … if aggrieved by such tax, may, except as hereinafter otherwise provided, on or before the last day for payment, without incurring interest in accordance with the provisions of section fifty-seven or section fifty-seven C, of the first installment of the actual tax bill issued upon the establishment of the tax rate for the fiscal year to which the tax relates, apply in writing to the assessors, on a form approved by the commissioner, for an abatement thereof, and if they find him taxed at more than his just proportion or upon an improper classification, or upon an assessment of any of his property in excess of its fair cash value, they shall make a reasonable abatement … Notwithstanding any other provision of this section, a person who acquires title to real estate after January first in any year, shall for the purposes of this section be treated as a person upon whom a tax has been assessed. … the date of the United States postmark … shall be deemed to be the date of delivery”
Massachusetts General Court (General Laws) · Verified October 31, 2026
By place
Every county, with its figure
What the typical owner pays in each county of Massachusetts, with the typical home value and the effective rate. Highest tax first.
| Middlesex County | $7,501 | $727,800 | 1.03% |
|---|---|---|---|
| Norfolk County | $7,261 | $683,900 | 1.06% |
| Plymouth County | $6,502 | $556,000 | 1.17% |
| Essex County | $6,430 | $619,100 | 1.04% |
| Dukes County | $5,828 | $1,165,800 | 0.50% |
| Hampshire County | $5,589 | $390,300 | 1.43% |
| Worcester County | $5,438 | $423,700 | 1.28% |
| Bristol County | $4,807 | $451,200 | 1.07% |
| Franklin County | $4,720 | $329,000 | 1.43% |
| Suffolk County | $4,649 | $705,800 | 0.66% |
| Hampden County | $4,455 | $298,800 | 1.49% |
| Barnstable County | $4,239 | $629,000 | 0.67% |
| Berkshire County | $4,036 | $305,400 | 1.32% |
| Nantucket County | $3,974 | $1,593,800 | 0.25% |
Effective rate: typical tax ÷ typical value, our estimate from two Census medians. Source: American Community Survey (ACS) 5-year estimates Average 2020–2024 American Community Survey (ACS) 5-year estimates (external site)
Buying or selling
Taxes on the sale
Some states charge a tax or fee when the deed is recorded. What the official source says:
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Deeds excise tax
When the deed is recorded the tax is $2.28 for each $500 (or fraction) of the price, when the price is over $100; in Barnstable County it is $3.24 per $500. It is paid by the person signing the deed, that is, the seller.
M.G.L. c. 64D, §1 · Secretary of the Commonwealth of Massachusetts (Registers of Deeds Association Deed Indexing Standards) · Verified October 23, 2026
Frequently asked questions
How much is property tax in Massachusetts?
The typical owner pays $5,992 a year, about 1.07% of the home’s value, per the Census (Average 2020–2024). Nationwide the effective rate is 0.94%. Your bill depends on your county, city, school district and the exemptions you claim.
Which county in Massachusetts pays the most property tax?
By amount, the highest typical tax is in Middlesex County ($7,501) and the lowest in Nantucket County ($3,974). By effective rate, the highest is Hampden County (1.49%) and the lowest Nantucket County (0.25%).
What is the effective rate?
The typical tax divided by the typical home value in the same place. It is our estimate from two Census medians, not the rate your local government sets; it is for comparing places.
Are there exemptions in Massachusetts?
This page collects 2 exemptions, caps or programs the state itself publishes, with their text and source. Almost all must be claimed with your county or municipal assessor.