Massachusetts Property Tax Calculator
Calculate your Massachusetts property tax by city or town. MA avg ~1.23% — Proposition 2½ limits annual levy increases to 2.5%.
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How to use this calculator
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MA assessments must be at 100% of fair cash value — towns are audited by the Dept. of Revenue regularly.
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Proposition 2½ limits annual property tax levy increases to 2.5% — protects against rapid tax increases.
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Many MA cities use split tax rates: commercial/industrial properties pay 1.5–2.5x the residential rate.
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Owner-occupied residential exemption: reduces assessed value by ~$50,000 in Boston (saves ~$500/year).
Frequently asked questions
What is Proposition 2½ in Massachusetts?
Proposition 2½ (1980 ballot initiative) limits property taxes in MA in two ways: (1) The total property tax levy cannot exceed 2.5% of the total assessed value of all property in a municipality. (2) The levy cannot increase by more than 2.5% per year. Overrides require a majority vote of residents. This is why MA effective rates (~1.23%) are lower than NJ (~2.49%) despite similar property values.
Why is Cambridge's property tax rate so low?
Cambridge has a very low residential rate (~0.61%) because it has significant high-value commercial real estate (Kendall Square tech campus, Harvard/MIT properties) that generates substantial commercial tax revenue. This subsidizes residential rates. Cambridge uses a split tax rate — commercial properties pay ~3x the residential rate — allowing one of the lowest residential rates in MA despite high home values.
Does Massachusetts have a senior property tax exemption?
Yes — MA Clause 41A (Senior Means Tested Exemption) allows municipalities to offer means-tested exemptions to seniors 65+. Amount varies by town: Boston offers exemptions up to $4,000 for seniors meeting income/asset requirements. Basic exemptions (Clause 17, 22, 37A): small amounts ($175–$750) for low-income seniors, surviving spouses, veterans, and blind persons.
How does Boston's property tax compare to NYC or DC?
Boston residential effective rate ~1.07% vs NYC residential ~0.88% (Class 1 homes) vs DC ~0.85%. In dollar terms: $700K Boston home = ~$7,490/year; $700K NYC home = ~$6,160/year; $700K DC = ~$5,950/year. Boston is moderate for a major Northeast city. The split-rate system in Boston effectively shifts more burden to commercial properties, keeping residential rates lower than the headline might suggest.
Massachusetts Property Tax Calculator 2024 — Prop 2½ by city/town
How to use the massachusetts property tax
Use this massachusetts property tax to estimate your annual property tax bill by county. Massachusetts property tax rates vary by county — enter your home value and select your county to get an accurate estimate.
Massachusetts property tax rates by county
Enter your property's assessed value (usually close to market value, set by your county assessor). Select your county to apply its effective rate. The calculator shows your estimated annual tax, monthly escrow amount, and effective rate. Rates shown reflect 2026 estimates from the Tax Foundation and state DOR data.
Massachusetts property tax exemptions and deductions
Property taxes in Massachusetts fund local schools, roads, emergency services, and county government. Homestead exemptions can reduce your taxable value — many Massachusetts counties offer exemptions for primary residences, seniors, and veterans. Contact your local county assessor to apply. Tax bills are typically due in two installments per year.
MA property tax by major city
Residential effective rates FY2024: Cambridge 0.61% (lowest major city), Brookline 1.03%, Waltham 1.04%, Boston 1.07%, Somerville 1.09%, Newton 1.10%, Lowell 1.24%, Worcester 1.61%, Brockton 1.63%, Springfield 2.14% (highest). The wide range reflects different municipal spending levels, commercial tax bases, and local overrides to Proposition 2½.
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Results are estimates for informational purposes only and do not constitute professional financial, medical, legal, or technical advice. Read full disclaimer →