Massachusetts property tax rates, FY2026

The Department of Revenue certifies a tax rate by class of property for all 352 Massachusetts cities and towns each year. This page shows the residential rate, in dollars per $1,000 of assessed value, for FY2026.

Median residential tax rate
12.435per $1,000
Lowest residential tax rate
2.180Hancock
Highest residential tax rate
20.500Wendell
Rate year
FY2026Updated yearly

All 352 Massachusetts cities and towns

Read the Massachusetts property tax guide: how bills are worked out, when rates come out, relief programs and how to appeal.

Using the residential tax rate

Multiply your assessed value by the rate, then divide by 1,000. That's your tax before exemptions and credits.

Use the assessed value on your bill or the assessor's online record. Some cities apply a residential exemption to owner-occupied homes before the rate, which this estimate doesn't include.

Source: Massachusetts Department of Revenue, Division of Local Services, Tax Rates by Class, FY2021-FY2027. Retrieved 2026-10-24.

Lowest and highest

Lowest residential tax rate

  1. Hancock2.180
  2. Chilmark2.280
  3. Edgartown2.480
  4. Nantucket3.120
  5. Gosnold3.160

Highest residential tax rate

  1. Wendell20.500
  2. Westhampton20.350
  3. East Longmeadow19.430
  4. Heath19.390
  5. Longmeadow19.320
Full rankings and biggest increases

How rates are spread

05010062.0–4.0104.0–6.0226.0–8.0318.0–10.08510.0–12.010012.0–14.06314.0–16.02516.0–18.0818.0–20.0220.0–22.0
Number of cities and towns in each residential tax rate band, FY2026 (per $1,000)

How property tax works in Massachusetts

Assessors value property at full market value as of January 1, and the Department of Revenue certifies each town's values every five years. Proposition 2½ limits how much a town's total levy can grow each year.

Each town's rate is certified once its budget and values are approved, often in the fall or winter, for the fiscal year that runs July 1 to June 30. Your bill is the assessed value times the rate, divided by 1,000, less any exemptions.