Massachusetts Property Tax Calculator 2026
Estimate your annual and monthly property tax in Massachusetts. The Massachusetts median effective rate is about 1.00% — roughly $4,000/year on a $400,000 home. Edit the rate for your exact county or city.
📅 Last updated: July 2026 · Sources: Tax Foundation, US Census ACS
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Loads the state median effective rate — edit below for your county.
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Property Tax in Massachusetts (2026)
The median effective property tax rate in Massachusetts is about 1.00% of a home's value — for a $400,000 home, roughly $4,000 per year (about $333/month if escrowed). Proposition 2½ limits how much a municipality can raise its total property-tax levy each year.
Rates are set locally, so your county or city can be higher or lower than the state median. Enter your home's value and adjust the rate above for an estimate specific to you, then subtract any homestead exemption you qualify for.
Massachusetts at a glance:
- Median effective rate: 1.00% (vs US median ~0.90%)
- Tax on a $400,000 home: $4,000/yr
- Set locally by county, city and school district — verify with your assessor
Property tax in other states
Compare Massachusetts with property tax in other states:
California 0.70%
Texas 1.40%
Florida 0.78%
New York 1.30%
New Jersey 1.88%
Illinois 1.88%
Pennsylvania 1.26%
Georgia 0.79%
North Carolina 0.66%
Washington 0.75%
Arizona 0.48%
All states →
Frequently Asked Questions
What is the property tax rate in Massachusetts? +
The median effective property tax rate in Massachusetts is about 1.00% of a home's value — roughly $4,000 a year on a $400,000 home. Proposition 2½ limits how much a municipality can raise its total property-tax levy each year. Rates are set locally, so your county or city can differ; confirm with your assessor.
How is property tax calculated? +
Property tax = taxable value × the local tax rate. Your assessor sets an assessed value (often a share of market value), subtracts exemptions such as a homestead exemption, and applies the local mill rate. This property tax calculator uses the effective rate — total tax as a percentage of market value — so you can estimate straight from your home's value.
How do I use this property tax calculator? +
Enter your home's market value, pick your state to load its median effective property tax rate, then fine-tune the rate for your county or city and subtract any homestead exemption. The calculator instantly shows your estimated annual and monthly (escrow) property tax.
How much is property tax on a $300,000 house? +
It depends on location. At the US median effective rate of about 0.9%, a $300,000 home costs roughly $2,700 a year. In a low-tax state it may be $1,500–$2,400; in a high-tax state like New Jersey or Illinois (about 1.9%) it can exceed $5,600. Enter your value and state above for an estimate.
How much is property tax on a $400,000 house? +
At the US median effective rate of about 0.9%, property tax on a $400,000 home is roughly $3,600 a year, or about $300 a month if escrowed. Your actual bill depends on your state and county — for example about $2,800 in California (0.70%) or about $7,520 in New Jersey (1.88%).
What is the effective property tax rate? +
The effective property tax rate is the total annual property tax paid as a percentage of a home's market value. It blends the assessment ratio and the local mill rate into one number, making it the easiest way to compare property tax between states and counties. The US median effective rate is about 0.9%.
Which states have the highest property tax? +
New Jersey and Illinois have the highest effective property tax rates in the US, both around 1.9% of home value, followed by states such as Connecticut, New Hampshire and Vermont. High rates are usually driven by school funding. Use the state table above to compare.
Which states have the lowest property tax? +
Hawaii has the lowest effective property tax rate at about 0.29%, followed by Alabama (~0.37%), Colorado, Nevada and Arizona (~0.48%). Low rates don't always mean low bills — Hawaii's high home values keep dollar amounts significant.
What is a homestead exemption? +
A homestead exemption reduces the taxable value of your primary residence, lowering your property tax bill. Rules vary by state and county — some give a flat dollar reduction (for example Florida's up to $50,000), others a percentage or an assessment-growth cap. Enter your exemption above to see the effect.
What is the difference between assessed value and market value? +
Market value is what your home would sell for; assessed value is the figure your county assessor uses for tax, often a set percentage of market value and sometimes capped (as under California's Proposition 13). Property tax is charged on the assessed value after exemptions, not the full market value.
Are property taxes included in my monthly mortgage payment? +
Usually yes. Most US lenders require an escrow (impound) account that collects 1/12 of your annual property tax and homeowners insurance with each mortgage payment, then pays the bills for you. That is why your monthly payment (PITI) is larger than principal and interest alone.
How often is property tax reassessed? +
It varies by state. Some counties reassess every year, others on a fixed cycle (North Carolina reappraises at least every eight years). Some states cap how fast assessed value can rise — California's Prop 13 limits growth to 2% a year and Florida's Save Our Homes to 3% — until the home is sold and reassessed to market value.
Why did my property tax go up? +
Common reasons: your home was reassessed at a higher value, local mill rates rose to fund schools or services, a temporary exemption expired, or you lost a homestead cap by selling or moving. Compare your assessment notice year over year and check that your exemptions are still applied.
Can I lower or appeal my property tax? +
Often yes. File for any exemptions you qualify for (homestead, senior, veteran, disability) and appeal your assessed value if comparable homes sold for less. Most counties give you 30–90 days after the assessment notice to appeal, with evidence like recent comparable sales or an independent appraisal.
Are property taxes deductible on federal taxes? +
If you itemize, state and local taxes (SALT) — including property tax — are deductible, but the total SALT deduction is capped at $10,000 per year under the 2017 Tax Cuts and Jobs Act. Many owners in high-tax states pay more than the cap.
When are property taxes due? +
Due dates are set locally and vary widely — many areas bill annually or semi-annually, often in installments. If your mortgage has an escrow account, the lender pays the bill from your monthly payments, so you don't send a separate check. Check your county treasurer or tax collector for exact dates.
⚠️ Estimates only. Effective rates are state medians from Tax Foundation / US Census data and vary by county, city and school district. This is not tax advice — confirm your rate, assessed value and exemptions with your local county assessor.
