In tax year 2026, the median Massachusetts homeowner paid $6,068 in property taxes, a median effective rate of 1.15% of market value, compared with 1.27% nationally. Rates range from 0.33% in Nantucket County to 1.57% in Hampden County, because each county, city, and school district sets its own tax rate.
- Median Massachusetts effective property tax rate: 1.15%
- Median Massachusetts home value: $561,600
- Median Massachusetts property tax bill: $6,068
- Highest median bill: Suffolk County $7,906
- Lowest median bill: Berkshire County $4,157
Last Updated October 26, 2026
How Property Taxes Work in Massachusetts
In Massachusetts, your city or town assessor estimates your home's value, and property is taxed at 100% of full and fair cash value. Your bill is that assessed value, minus any exemptions, multiplied by the combined tax rate of every local government that covers your property, usually your county, city, school district, and any special districts.
The Massachusetts Division of Local Services oversees property tax administration in Massachusetts and publishes guidance on assessments, exemptions, and appeals.
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Massachusetts Effective Property Tax Rate
1.15%
Median Massachusetts Home Value
$561,600
Median Massachusetts Tax Bill
$6,068
Every property tax bill comes from three inputs:
Assessed Value
A local assessor or appraisal district estimates your home's market value. Many states then apply an assessment ratio. For example, Georgia taxes homes at 40% of market value, while Texas uses 100%. Some states, like California, cap how fast assessed values can rise for homestead properties.
Exemptions
Homestead, senior, veteran, and disability exemptions reduce the taxable value of qualifying homes, usually for a primary residence only.
Tax Rates
Each taxing authority that covers your property, typically a county, city, school district, and sometimes special districts, sets its own rate. Rates are usually expressed as millage (dollars per $1,000 of taxable value) or as a rate per $100 of value.
Your bill is your taxable value (assessed value minus exemptions) multiplied by the combined tax rate.
What is the Median Effective Property Tax Rate?
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments. Because states and counties assess property differently, the effective rate is the clearest way to compare bills across Massachusetts.
Counties With the Highest and Lowest Property Taxes
Five Highest Median Property Tax Bills
| Rank | County | Median Tax Bill |
|---|---|---|
| 1. | Suffolk County | $7,906 |
| 2. | Norfolk County | $7,502 |
| 3. | Nantucket County | $6,957 |
| 4. | Essex County | $6,608 |
| 5. | Plymouth County | $6,586 |
Lowest Median Property Tax Bills
| Rank | County | Median Tax Bill |
|---|---|---|
| 6. | Dukes County | $5,954 |
| 7. | Barnstable County | $4,531 |
| 8. | Hampden County | $4,506 |
| 9. | Berkshire County | $4,157 |
2 of 14 Massachusetts counties have a median effective rate above the national 1.27%. Hampden County has the highest median effective rate at 1.57%, and Nantucket County has the lowest at 0.33%.
Property Tax Rates and Bills by County
| Rank | County | Median Effective Tax Rate | Median Home Value | Median Tax Bill | 25th % Bill | 75th % Bill | 90th % Bill |
|---|---|---|---|---|---|---|---|
| 1 | Suffolk County | 1.16% | $701,500 | $7,906 | $5,856 | $10,882 | $15,711 |
| 2 | Norfolk County | 1.15% | $652,800 | $7,502 | $5,473 | $10,741 | $16,160 |
| 3 | Nantucket County | 0.33% | $2,120,900 | $6,957 | $4,779 | $11,398 | $17,464 |
| 4 | Essex County | 1.07% | $622,800 | $6,608 | $5,137 | $8,834 | $12,020 |
| 5 | Plymouth County | 1.21% | $542,000 | $6,586 | $5,270 | $8,506 | $11,231 |
| 6 | Dukes County | 0.50% | $1,325,050 | $5,954 | $4,004 | $8,926 | $14,813 |
| 7 | Barnstable County | 0.69% | $651,000 | $4,531 | $3,284 | $6,540 | $9,857 |
| 8 | Hampden County | 1.57% | $287,400 | $4,506 | $3,742 | $5,793 | $7,944 |
| 9 | Berkshire County | 1.38% | $303,200 | $4,157 | $3,034 | $5,759 | $8,463 |
| — | Bristol County | N/A | N/A | N/A | N/A | N/A | N/A |
| — | Franklin County | N/A | N/A | N/A | N/A | N/A | N/A |
| — | Hampshire County | N/A | N/A | N/A | N/A | N/A | N/A |
| — | Middlesex County | N/A | N/A | N/A | N/A | N/A | N/A |
| — | Worcester County | N/A | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
How Ownwell Can Help in Massachusetts
The below services are dependent on where you live in the United States. Not all products or services are available to every property owner or homeowner.
Appeal packet
Ownwell's appeal packet gives you the evidence and filing guidance you need to appeal your assessment yourself.
Exemption filing
Ownwell checks whether you're missing any property tax exemptions and helps you apply for the ones you qualify for.
Bill reduction
Ownwell can also help lower your other recurring household bills.