County Housing Costs

Massachusetts property tax

Official source data 2024

On a $400,000 home in Massachusetts

$4,264

estimated annual property tax

$355monthly budget
1.07%state effective rate

ACS 2020-2024 ratio of medians. This estimate does not use your parcel’s assessment or district tax rates.

Make it your number.

Massachusetts, Massachusetts

Your actual bill depends on your local assessment, exemptions, and taxing districts.

A home value. A yearly budget.

These scenarios use the same 1.07% effective rate. They do not predict an individual tax assessment.

Property tax scenarios in Massachusetts
Home valueAnnual estimateMonthly budget
$100,000$1,066$89
$150,000$1,599$133
$200,000$2,132$178
$250,000$2,665$222
$300,000$3,198$267
$350,000$3,731$311
$400,000$4,264$355
$450,000$4,797$400
$500,000$5,330$444
$600,000$6,396$533
$750,000$7,995$666
$1,000,000$10,660$888
$1,250,000$13,325$1,110
$1,500,000$15,990$1,333
$1,750,000$18,655$1,555
$2,000,000$21,320$1,777

Property tax by county.

14 counties and county equivalents in Massachusetts. Median taxes and values come from ACS 2024.

County property-tax data in Massachusetts
CountyEffective rateMedian tax paidYour value estimate
Middlesex County1.03%$7,501$4,123
Worcester County1.28%$5,438$5,134
Essex County1.04%$6,430$4,154
Suffolk County0.66%$4,649$2,635
Norfolk County1.06%$7,261$4,247
Bristol County1.07%$4,807$4,262
Plymouth County1.17%$6,502$4,678
Hampden County1.49%$4,455$5,964
Barnstable County0.67%$4,239$2,696
Hampshire County1.43%$5,589$5,728
Berkshire County1.32%$4,036$5,286
Franklin County1.43%$4,720$5,739
Dukes County0.50%$5,828$2,000
Nantucket County0.25%$3,974$997

What can change your bill?

The ACS effective rate is a ratio of medians, not a statutory rate. Local assessed values, levies, classification, caps and exemptions determine the actual bill.

Exemptions & assessment

No uniform flat exemption is applied. Enter your assessor-provided assessment ratio and qualifying exemption for a separate statutory scenario.

Payment dates & appeals

Quarterly-billing municipalities generally use August 1, November 1, February 1 and May 1. Twice-yearly and late-issued actual bills have different timing; read the municipality's bill.

File the local abatement application by the first actual-tax installment deadline, generally February 1 for quarterly billing. This is different from a preliminary bill and from a later Appellate Tax Board appeal.

Check Massachusetts’s official property-tax guidance

Use an assessed value, exemption, and local millage

This separate scenario needs your assessor’s inputs. An exemption applies only to eligible levies; do not apply it to the county’s historical effective rate.

1 mill = $1 per $1,000 of taxable assessed value.

Good questions. Clear answers.

How much is property tax on a $400,000 home in Massachusetts?

The historical effective-rate estimate is $4,264 per year, or $355 a month. It multiplies $400,000 by 1.07%.

Is the effective rate the rate on my tax bill?

No. It is median real-estate taxes paid divided by median home value in the ACS 2020-2024 survey. Your taxing districts, assessed value, classification and exemptions determine your bill.

Can I subtract a homestead exemption from this estimate?

Use the separate statutory scenario with a qualifying levy. Subtracting an exemption from an ACS effective-rate estimate can double-count relief already reflected in taxes paid.

Does a higher purchase price change my assessment?

Assessment rules and reassessment dates vary by state and locality. Contact the linked official property-tax office before relying on a historical county ratio.

How do I appeal a property-tax assessment?

Read the deadline and procedure on your assessment notice, then use the official state guidance above to locate your assessor or review board. County survey data does not establish your appeal deadline.

Check the source.

Data as of 2024. Retrieved .

Read the assumptions and calculation methods