Overview of Massachusetts Taxes
Homeowners in Massachusetts face some of the largest annual property tax bills of any state in the country. The median annual property tax payment in the state is $5,361. The state’s average effective tax rate of 1.12% is higher than the national average at 0.99%.
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To calculate the exact amount of property tax you will owe requires your property's assessed value and the property tax rates based on your property's address. Please note that we can only estimate your property tax based on median property taxes in your area. There are typically multiple rates in a given area, because your state, county, local schools and emergency responders each receive funding partly through these taxes. In our calculator, we take your home value and multiply that by your county's effective property tax rate. This is equal to the median property tax paid as a percentage of the median home value in your county.
Massachusetts Property Taxes
Massachusetts is a rather expensive state when it comes to property tax bills for its residents. In fact, the median annual property tax payment is $5,361. Tax rates are set locally by cities and towns in Massachusetts, with total rates generally ranging from 1% to 2% (10 to 20 mills) with a few outliers at 0.33%. Incorporating all areas, the state's average effective tax rate is 1.12%. This is above the national average, which is 0.99%.
If you're thinking about buying real estate in Massachusetts despite the high property tax bills, or if you're looking into refinancing your mortgage, check out our mortgage rates guide for details on getting mortgages in the state.
A financial advisor can help you understand how homeownership fits into your overall financial goals. SmartAsset’s free tool matches you with up to three vetted financial advisors who serve your area, and you can interview your advisor matches at no cost to decide which one is right for you. If you’re ready to find an advisor who can help you achieve your financial goals, get started now.
How Property Taxes in Massachusetts Work
In Massachusetts cities and towns are responsible for administering and collecting property taxes. Tax bills are mailed out four times annually (in January, April, July and October), and they are due within 30 days of being sent.
Property taxes in Massachusetts are based on the assessed value of the property and the local tax rate. All residential real estate is assessed every year. The goal of the assessment is to determine the market value of the property as of January 1st, the assessment date in Massachusetts.
To determine market value local assessors can use one of several approaches. The most common is the market method. This method uses market data, including the sales prices of nearby comparable properties, to calculate market value.
Homeowners who believe their home's assessed value is too high can file an abatement application. If the application is accepted, a portion of the property taxes paid will be refunded. If the application is denied, the homeowner has the option to appeal, although this is a lengthier process.
Massachusetts Property Tax Rates
Tax rates in Massachusetts are determined by cities and towns. They are expressed in dollars per $1,000 of assessed value (often referred to as mill rates). For example, if your assessed value is $200,000 and your tax rate is 10, your total annual tax would be $2,000.
An effective tax rate is the annual taxes paid as a percentage of home value. Effective tax rates are useful for comparing between areas and between states. The table below shows the median annual property tax payment, the median home value and average effective property tax rate for every county in Massachusetts.
Middlesex County
In dollar terms, Middlesex County has the highest annual property tax payments of any county in Massachusetts. The median property tax owed on a home in Middlesex County is $6,710. Along with Norfolk County, it is one of four counties in the state with an average payment over $5,000. The average effective tax rate in Middlesex County is 1.24%.
Worcester County
Worcester County is located in central Massachusetts and has the second-largest population of any county in the state. Property taxes differ greatly between cities in Worcester County, but on average, the effective tax rate across the county is 1.62%.
In the city of Worcester, which is the largest city in the county, the total rate is much higher. For 2022, the total rate in Worcester is $16.28 per $1,000 in assessed value.
Essex County
The northernmost county in Massachusetts, Essex County has relatively high home values, but property tax rates are close to average. The county's median home value is $436,600, while the average effective property tax rate is 1.32%.
Suffolk County
Suffolk County is home to the city of Boston. The property tax rate in the county is 0.78%, with a median home value of almost $550,000.
If you have questions about how property taxes can affect your overall financial plans, a financial advisor in Boston can help you out.
Norfolk County
The median home value in Norfolk County is $491,000, over $209,000 more than double the national average. Thus, while property tax rates in the county are not especially high on a statewide basis, property tax bills often are high. The median annual property tax payment in Norfolk County is $6,638. That is also well over double the national average.
Bristol County
Located in southern Massachusetts along the border with Rhode Island, Bristol County has relatively low property taxes. The average effective property tax in the county is 1.39%. At that rate, a homeowner with a home worth $250,000 would pay $3,475 annually in property taxes.
Plymouth County
At 1.54%, the average effective property tax rate in Plymouth County is the on the higher side. That rate will vary depending on what city or town you pay taxes to, though. For example, in the city of Plymouth the total rate for 2021 is $16.16 per $1,000 in assessed value.
Hampden County
On average, Hampden County has the highest property tax rate of any county in Massachusetts. The county's average effective property tax rate is 1.82%. The taxes owed on a home worth $216,100 at that rate would be $3,926 per year.
Barnstable County
If you're seeking low property taxes in the state of Massachusetts, Barnstable County may be a good choice. The county, which houses Cape Cod, has a 0.89% average effective property tax rate. This is well below the state average of 1.12%. The median annual tax payment of $3,700 in Barnstable County is well under the state median, too.
Hampshire County
Hampshire County is located north of the city of Springfield. It has an average effective property tax rate of 1.68%. The county's largest city is Amherst, which also has relatively high property taxes. The total tax rate in Amherst is about $21.32 per $1,000 of assessed value.
