Massachusetts Property Tax Appeal Guide
How to challenge your property tax assessment in Massachusetts — deadlines, process, and a savings calculator.
What This Data Tells Us About Appeals in Massachusetts
In Massachusetts, property tax appeals are filed with the Appellate Tax Board (ATB). The typical window is February 1 (Fiscal Year first quarter tax bill deadline), with the deadline most commonly falling in February. Filing fees reported for this state are $0 for abatement; $10–$100 for ATB, and Lincoln Institute research plus state-reported data suggest roughly 49% of appeals result in some reduction when supported by comparable sales or documented errors.
Massachusetts requires you to pay your tax bill before appealing — failure to pay can bar your appeal. The ATB is the primary appeal body for most cases. Appeals are driven by the gap between a parcel's assessed value and its actual market value — the calculator below turns that gap into an annualized dollar figure at your effective tax rate. The strongest evidence is three to five arms-length comparable sales from the past six to twelve months, plus documentation of any factual errors in the assessor's record (square footage, bedroom count, finished-basement status).
This guide is for informational purposes only and is not legal or tax advice. Deadlines, filing fees, success rates, and procedures vary by county within Massachusetts and can change year to year. Always verify the current rules with your local assessor's office — or a licensed attorney or tax professional — before filing. Source: Massachusetts Department of Revenue.
Appeal Deadline
February 1 (Fiscal Year first quarter tax bill deadline)
Appeal Body: Appellate Tax Board (ATB)
Step-by-Step Appeal Process
- 1
Pay your first quarter tax bill by November 1 (required to preserve appeal rights)
- 2
File an abatement application with the local assessor by February 1
- 3
The assessor has 3 months to act; if denied or no action, appeal to the Appellate Tax Board
- 4
File your ATB petition within 3 months of the assessor's decision
- 5
ATB holds a hearing; further appeals go to the Appeals Court
Massachusetts-Specific Notes
Massachusetts requires you to pay your tax bill before appealing — failure to pay can bar your appeal. The ATB is the primary appeal body for most cases.
Source: Massachusetts Department of Revenue
Assessment Savings Calculator
Estimate whether an appeal is financially worthwhile and your potential annual savings.
Find your rate on your tax bill or the county website