Massachusetts · County property tax · ACS 2024
Nantucket County Property Taxes
The median homeowner in Nantucket County pays $3,974 a year, an effective rate of 0.25%, far above the U.S. average.
- $3,974
- Median tax / yr · Highest-decile bill
- 0.25%
- Effective rate · Very low rate
- +99%
- vs U.S. average
- #14 of 14
- rank in MA
The verdict
Homeowners in Nantucket County pay a median $3,974 a year in property tax, an effective rate of 0.25%, more affordable than 99% of U.S. counties (Census ACS 2024).
- $3,974
- Median annual tax bill, 2024
- 0.25%
- Effective rate on median home
- #21 of 3135
- U.S. counties by tax burden
- +99%
- vs the national average bill
Effective rate is the median property tax bill divided by the median home value ($1,593,800). U.S. Census Bureau, ACS 5-Year Estimates · 2024.
Census Bureau ACS property tax data for Massachusetts. Population: 14,483. Owner-occupied homes: 3,770.
The median annual property tax in Nantucket County is $3,974, which is 34% lower than the Massachusetts state average and 99% above the national average. The effective tax rate is 0.25% on a median home value of $1,593,800. Property taxes represent 2.8% of the median household income in this county.
Why Nantucket County's ACS bill runs high vs the U.S.
Primary signal
The bill sits well above the national median
Homeowners in Nantucket County pay a median annual property tax of $3,974, far above the national median and well below the Massachusetts state median. On a $1,593,800 median home, that works out to an effective rate of 0.25% once the local assessment base and millage are combined.
Decision signal 2
High among Massachusetts counties by effective rate
Nantucket County ranks #14 of 14 counties in Massachusetts by effective rate (0% of in-state counties pay a lower rate).
Decision signal 3
The effective rate is a national tailwind
Nantucket County's 0.25% effective rate is among the lowest of 3,135 tracked counties: roughly 99% pay a higher rate.
Decision signal 4
Income and the tax bill sit in the middle band
Property taxes in Nantucket County run within the commonly cited 2%-4% national benchmark, at about 2.8% of the $139,688 median household income.
Informational notice
Figures describe the median homeowner household in Nantucket County as reported to the Census Bureau; your parcel can differ. Not tax, legal, or financial advice: check the county assessor or a qualified professional before decisions that depend on these numbers.
The rate gave way faster than almost anywhere
Between the 2020 and 2024 releases the median home value in Nantucket County rose 42.6%, from $1,117,300 to $1,593,800. The effective rate fell 24.5% over the same span, a steeper move than in 92% of U.S. counties.
The median bill still rose 7.7%, to $3,974. Where the rate drops this far and the bill rises anyway, what changed is the value the rate is applied to.
Effective rate is the published median bill divided by the published median home value, so the two multiply back to the bill exactly; the rate's movement here is derived from those two figures rather than read from the rounded published rate. Both are ACS 5-year survey estimates for the median owner-occupied household, compared across non-overlapping releases. They describe what the Census published, not a local policy, assessment, or exemption change.
How to read this county's bill
Very little moved here between 2020 and 2024: the typical bill went from $3,691 to $3,974, a change of 8%. The comparison describes county-level medians only; individual assessments and bills can differ.
The heaviest band is also the fullest one here: 2,363 of 3,770 owner-occupied homes (62.7%) report annual real-estate taxes above $3,000. That band has no upper edge in the source, so the county median understates the burden carried by the plurality rather than describing it.
The most forgiving PAIRING in the data, top-quartile household income with a bottom-quartile effective rate, puts the median bill at 2.8% of median household income. Home values still drive the dollar figure, which is why the ratio above varies widely among counties that share this position.
The share above is the median annual bill divided by median household income, a ratio of two county-level medians rather than a household-by-household figure.
Nantucket County is an outlier inside Massachusetts
Across the 14 Massachusetts counties with a published rate, the average effective rate is 1.03%. Nantucket County is at 0.25%, which sits 2.1 standard deviations below that average. Fewer than one county in twenty nationally is this far from its own state's centre, so a state-level average is a poor guide to what is owed here.
Standard deviations are computed across every county in the state with a published effective rate for 2024; states with fewer than five such counties are not assessed.
What Nantucket County Homeowners Actually Pay
The single largest group of Nantucket County homeowners, 2,363 of 3,770 owner-occupied homes (62.7%), pays $3,000 or more a year. The median is one point in this spread, not a typical bill.
- Less than $800 5.5% (208)
- $800 to $1,499 7.3% (274)
- $1,500 to $1,999 4.3% (162)
- $2,000 to $2,999 15.7% (593)
- $3,000 or more 62.7% (2,363)
Census ACS 2024, table B25102. Bands and the no-tax share sum to 100%.
170 homes here (4.5%) report no real estate tax at all. Exemptions are set by state: how Massachusetts handles assessments and appeals.
With vs Without Mortgage
Mortgaged and non-mortgaged homeowners in Nantucket County pay about the same bill, within a 1% gap either way.
Nantucket County's bill vs state & U.S. medians
Median annual bill bars around Nantucket County's HEAVY ACS 2024 figure.
Nantucket County's median bill is 34% below the Massachusetts median and 99% above the U.S. median.
Among the lowest-taxed counties in the country
At 0.25%, Nantucket County sits in the lowest 1% of all U.S. counties by effective property-tax rate. A low rate does not by itself mean a low bill: the median here is $3,974, and what a homeowner actually pays depends as much on local home values as on the rate.
Nantucket County vs Benchmarks
| Metric | Nantucket County | Massachusetts Avg | U.S. Avg |
|---|---|---|---|
| Median Annual Tax Highest-decile bill | |||
| Effective Tax Rate Very low rate | |||
| Median Home Value | |||
| Tax as % of income Above-median income burden | 2.8% | - | - |
Source: U.S. Census Bureau, ACS 5-Year Estimates. Tax-burden differences across rows reflect millage decisions, assessment-ratio practices, and the residential-vs-commercial mix of each tax base.
Is Nantucket County's $3,974 median bill appeal-worthy?
At Nantucket County's $3,974 ACS median (HEAVY), a 10% assessment cut is worth about $397/yr before exemptions. Appeal Savings Estimator · appeal guide for Massachusetts.
Nantucket County bill trail · HEAVY
| Year | Median Tax (vs prior release) | Effective Rate |
|---|---|---|
| 2024 | $3,974 +33.1% | 0.25% |
| 2023 | $2,985 -16.0% | 0.22% |
| 2022 | $3,553 +10.7% | 0.28% |
| 2021 | $3,210 -13.0% | 0.30% |
| 2020 | $3,691 | 0.33% |
Each row is a separate ACS 5-year release, and consecutive releases share four of their five survey years. The percentage beside each bill is therefore movement in the published estimate against the previous release, not a single year's tax change. The two releases largely describe the same households. For change over time, compare releases that do not overlap.
Nantucket County: tax-to-income at 2.8%
Counties near Nantucket County's median bill
On effective rate, Nantucket County sits nearest Randolph County (AL), Covington County (AL), Cullman County (AL).
On published median-tax change, the nearest matches are Whiteside County (IL), Red River Parish (LA), Washington Parish (LA).
How peers are chosen
These are the nearest cross-state matches in the published Census data, not neighboring counties or recommendations. Peers are rebuilt with each data release; see the calculation method.
Similar effective rates
Similar published median-tax changes, 2020–2024
Nantucket County: only 13% of returns show Schedule A real-estate tax
Tax year 2022: 1,110 of 8,810 returns from Nantucket County reported real estate taxes, averaging $6,416 - 46% of those reporters sat in the $200k+ AGI band.
What this IRS county file does not say
Amounts are reported before the SALT cap, not deducted; the share is of filers, not homeowners. Source: IRS SOI county data, tax year 2022.
Other Counties in Massachusetts
Nantucket County bill FAQs
- How does Nantucket County property tax compare to the national average?
- Property taxes in Nantucket County run far above the national median of $1,993, an effective rate of 0.25% versus 0.92% nationally.
- What is the average property tax in Nantucket County, Massachusetts?
- The median annual property tax in Nantucket County is $3,974, an effective rate of 0.25% on a $1,593,800 median home (Census ACS, 2024).
- What percentage of income goes to property taxes in Nantucket County?
- Property taxes in Nantucket County run within the commonly cited 2%-4% national benchmark, at about 2.8% of the $139,688 median household income.
- Are property taxes increasing in Nantucket County?
- The ACS median property-tax bill for Nantucket County ticked up 7.7% between the 2020 and 2024 5-year releases, from $3,691 to $3,974, a 4-year span. These are survey estimates covering five years each, so this compares the two releases furthest apart rather than consecutive ones, which overlap and would mostly measure the same households twice.
- What is the tax affordability score for Nantucket County?
- Nantucket County, Massachusetts scores C (55/100) on PlainPropertyTax's tax affordability composite across 5 Census ACS dimensions (effective rate, bill size, income share, mortgage gap, and home-value/income). Its strongest scored dimension here is rate relief at A+ (0.25%). The score compares published county medians to U.S. percentiles, it is not a personal bill and not advice to buy, sell, appeal, or relocate.
What to do with Nantucket County's HEAVY bill
Nantucket County's $3,974 median bill sits well above the U.S. median - size a personal estimate before treating the county headline as your budget. Estimate your bill →
Nantucket County ranks #14 of 14 Massachusetts counties by effective rate - on the lower-burden half of the state ACS set. Massachusetts overview →
Nationwide peers by median bill (then rate)
Bill-first peers for Nantucket County's HEAVY median, then a disjoint out-of-state rate set, not the same-state geography lattice.
Similar effective rate
Nearest out-of-state counties by ACS effective rate. This county: 0.25%.
Similar median bill
Nearest out-of-state counties by ACS median annual tax. This county: $3,974/yr. Rate peers are excluded so the two link sets stay distinct.
Read with Nantucket County
Nearest ABS(median_tax) ACS peers for Nantucket County (QUIET · HEAVY), replacing the old fixed Keep exploring strip.
QUIET HEAVY
Lancaster County, PA
ABS(median_tax) peer · $3,975/yr (near-tied bill ABS $1); rate 1.32% vs Nantucket County 0.25%.
Ramsey County, MN
ABS(median_tax) peer · $3,966/yr (near-tied bill ABS $8); rate 1.21% vs Nantucket County 0.25%.
San Joaquin County, CA
ABS(median_tax) peer · $3,960/yr (near-tied bill ABS $14); rate 0.75% vs Nantucket County 0.25%.
Lincoln County, SD
ABS(median_tax) peer · $3,990/yr (near-tied bill ABS $16); rate 1.15% vs Nantucket County 0.25%.
Massachusetts county set
State ACS overview for every published Massachusetts county rate and median bill.
Assessment cycle basics
Nantucket County stamps QUIET · HEAVY - how assessed value and millage become the ACS median bill.
Data vintage and method
Data as of 2024. Source: U.S. Census Bureau, American Community Survey 5-Year Estimates.
Property tax data reflects median amounts paid by homeowners. Effective rates are calculated as median tax divided by median home value.
Source: U.S. Census Bureau American Community Survey 5-Year Estimates, county median real-estate taxes · 2024 Nantucket County (QUIET · HEAVY) - ACS medians, not a parcel bill.