Mortgage vs free-and-clear medians
- With mortgage
- $5,987/yr
- Without mortgage
- $6,001/yr
- Gap
- $14 (free-and-clear higher)
Statewide · Property tax · ACS 2024
Massachusetts Property Taxes
The average Massachusetts homeowner pays $5,992 a year at an effective rate of 1.07%. That bill is 201% above the U.S. median bill. Compare 14 counties below.
- $5,992
- Avg median tax
- 1.07%
- Effective rate
- #17 of 51
- U.S. rank (burden)
- 14
- Counties
Massachusetts homeowners pay a median of $5,992 a year in property tax, an effective rate of 1.07%, the 17th-highest burden of 51 U.S. jurisdictions (50 states and DC).
According to the U.S. Census Bureau's American Community Survey (2024), the median Massachusetts homeowner pays $5,992 a year on a home worth $562,100, an effective rate of 1.07%. The bill runs 201% above the $1,993 national median. County medians range $3,974 (Nantucket County) to $7,501 (Middlesex County) across 14 counties.
What the statewide average misses
County medians in Massachusetts run from $3,974 in Nantucket County to $7,501 (Middlesex County). That range is why a statewide figure is a starting point, not a parcel-level estimate.
- $3,974–$7,501 (Middlesex County)
- County median-bill range
- 1.09%
- Home-weighted county rate
- 88%
- Homes in the eight largest counties
County medians come from U.S. Census Bureau ACS 5-Year Estimates · 2024. The statewide effective rate in the hero is median tax divided by median home value.
Collector rank · FY2024
Massachusetts is a top-tier collector of U.S. state-and-local property tax
#8 of 51 · 3.2% of U.S. collections
In Census FY2024, Massachusetts's state and local governments collected $23.0B in property tax - 3.2% of the U.S. total (#8 of 51).
Spread across 1,741,158 owner-occupied homes, that haul is about $13,182 per home - 2.2× the ACS median homeowner bill of $5,992. The gap is expected: LF0009 covers all taxable property (including commercial and other non-household parcels), while the ACS median is a household figure.
- Pennsylvania at 3.25% U.S. share (nearly level)
- Virginia at 2.79% U.S. share (lower)
- Ohio at 2.76% U.S. share (lower)
Source: U.S. Census Bureau, Annual Survey of State and Local Government Finances, FY2024, series LF0009 (property tax), government level State and Local (GOVTYPE 001). Amounts are published in thousands of dollars. This is a government-revenue series, not tax, legal, or financial advice, and not a substitute for the ACS homeowner median bill above.
ACS tenure & reporting signals · 2024
Mortgage tenure and zero-tax reporting in Massachusetts
These sub-topics sit on dedicated research and guide pages fleet-wide; here they are computed for Massachusetts from the same ACS tables that power county medians above.
Owners reporting no tax
- All owner-occupied
- 4.7%
- With mortgage
- 1.6%
- Sample (owned homes)
- 584,397
ACS reports what households paid, not approved exemptions. Exemption guide
County effective-rate spread
Published medians span 0.25% in Nantucket County to 1.49% in Hampden County - a 1.24 percentage-point gap across 14 counties.
Appeal guide for when a parcel sits above its county median.
Source: U.S. Census Bureau American Community Survey 5-Year Estimates (2024), Table B25087 (mortgage status medians) and county tax_distribution aggregates (zero-tax reporting shares). Informational only, not tax or legal advice.
The average median property tax in Massachusetts is $5,992/year, which is 201% above the national average of $1,993. The average effective tax rate is 1.07% on a median home value of $562,100. Taxes range from $3,974 in Nantucket County to $7,501 (Middlesex County).
Read the state signal first
What the data changes in Massachusetts
A rate compares places with different home values. The annual bill shows a typical dollar amount. County spread shows why neither is a parcel estimate.
The clearest local difference
The typical bill sits well above the national median
The statewide median property-tax bill is $5,992 a year, 201% above the $1,993 national median. The Census ACS estimate describes the median homeowner household rather than an individual parcel.
This page is for informational purposes only and is not tax, legal, or financial advice. Figures describe median homeowner households reported to the Census Bureau. Individual bills can differ with assessed value, exemptions, special districts, and local overlays. Confirm current rates with your county assessor or a qualified professional before making a decision.
State Average vs National Average
Median Annual Tax
$5,992
+201% vs US avg
Median Home Value
$562,100
+147% vs US avg
Effective Tax Rate
1.07%
+16% vs US avg
Rate-band peers near Massachusetts
Nearest ACS 2024 jurisdictions by effective rate (not geography). Each row names another state so Massachusetts's 1.07% rate is read against real neighbors such as South Dakota and Alaska.
| Peer state | Effective rate | Vs Massachusetts | Median bill |
|---|---|---|---|
| South Dakota Also open South Dakota for county spread | 1.06% | South Dakota nearly matches Massachusetts | $2,724 |
| Alaska Also open Alaska for county spread | 1.11% | Alaska nearly matches Massachusetts | $3,901 |
| Maine Also open Maine for county spread | 1.02% | Maine nearly matches Massachusetts | $3,036 |
| Minnesota Also open Minnesota for county spread | 1.02% | Minnesota nearly matches Massachusetts | $3,357 |
| North Dakota Also open North Dakota for county spread | 0.99% | North Dakota runs 0.08 pts below Massachusetts | $2,468 |
| Maryland Also open Maryland for county spread | 0.97% | Maryland runs 0.10 pts below Massachusetts | $4,093 |
Nationwide states with similar effective rate & median bill
Two PlainPropertyTax-derived comparison paths for Massachusetts, excluding Massachusetts itself so the link neighborhoods are not self-referential. Median-bill peers exclude the effective-rate peer set so the two axes stay disjoint.
Similar effective rate
Nearest other states by ACS effective rate. Massachusetts: 1.07%.
Similar median bill
Nearest other states by ACS median annual tax. Massachusetts: $5,992/yr. Rate peers are excluded so the two link sets stay distinct.
Where Massachusetts sits among U.S. jurisdictions
Effective property tax rate (median tax ÷ median home value) across the 50 states and DC, ACS 2024.
Where Massachusetts sits among U.S. jurisdictions
Effective rate · ACS 2024 · 50 states and DC
1.07% more affordable than 31% of 51 U.S. jurisdictions
Show national distribution
Each bar is a band; taller bars hold more U.S. jurisdictions. The dashed line + filled bar mark this entry. Hover or tap any bar for its full count, share, and where it sits relative to this entry.
Source U.S. Census Bureau, ACS 5-Year Estimates · 2024
Massachusetts has a higher effective property tax rate than 68% of U.S. jurisdictions (the 50 states and DC), ranking #17 of 51 for property tax burden. Rate neighbors: South Dakota (1.06%, nearly level); Alaska (1.11%, nearly level); Maine (1.02%, nearly level).
What Massachusetts's biggest counties actually charge
Effective rate in the eight Massachusetts counties holding the most owner-occupied homes, ordered largest first (highlighted) and together holding 88% of the state's. ACS 2024.
Source: U.S. Census Bureau, American Community Survey 5-Year Estimates (2024). Counties ordered by owner-occupied housing units (B25003_002E), not by resident population.
Massachusetts's median county rate is 1.07%, but that figure counts every county equally. Weight each county by how many owner-occupied homes it actually holds and the rate a typical Massachusetts homeowner faces is 1.09%, close to the plain median, so Massachusetts's larger counties are not unusual for the state.
Top 5 Lowest Tax Counties
Top 5 Highest Tax Counties
Tax Affordability Score
6
Affordable
Based on the average effective tax rate of 1.07% compared to the national average of 0.92%. Massachusetts has below-average property tax rates, making it a more affordable state for homeowners.
Very Expensive Very Affordable
How this score is calculated: a 1-10 scale from Massachusetts's 1.07% vs the national 0.92% - read beside South Dakota and Alaska before treating the score as band-typical. A ratio at or below 0.5× scores 10, at or above 2.0× scores 1, linear between. Census figures only, not a recommendation or endorsement.
Counties in Massachusetts by tax bill
Ranked from highest median annual bill downward across 14 measured counties. Gold/silver/bronze mark the top three list positions; effective rate is the focal comparison when home values differ.
| # | County | Median tax | Eff. rate | Home value |
|---|---|---|---|---|
| 1 | Middlesex County | $7,501 | 1.03% | $727,800 |
| 2 | Norfolk County | $7,261 | 1.06% | $683,900 |
| 3 | Plymouth County | $6,502 | 1.17% | $556,000 |
| 4 | Essex County | $6,430 | 1.04% | $619,100 |
| 5 | Dukes County | $5,828 | 0.50% | $1,165,800 |
| 6 | Hampshire County | $5,589 | 1.43% | $390,300 |
| 7 | Worcester County | $5,438 | 1.28% | $423,700 |
| 8 | Bristol County | $4,807 | 1.07% | $451,200 |
| 9 | Franklin County | $4,720 | 1.43% | $329,000 |
| 10 | Suffolk County | $4,649 | 0.66% | $705,800 |
| 11 | Hampden County | $4,455 | 1.49% | $298,800 |
| 12 | Barnstable County | $4,239 | 0.67% | $629,000 |
| 13 | Berkshire County | $4,036 | 1.32% | $305,400 |
| 14 | Nantucket County | $3,974 | 0.25% | $1,593,800 |
Frequently Asked Questions
How does Massachusetts compare to the national average? ▼
Massachusetts property taxes are 201% above the national average. Homeowners here pay a median of $5,992 per year compared to $1,993 nationally.
What is the average property tax in Massachusetts? ▼
The average median property tax paid in Massachusetts is $5,992 per year, based on ACS 2024 data. The average effective tax rate is 1.07%.
What is the median home value in Massachusetts? ▼
The median home value across Massachusetts is $562,100, compared to $227,791 nationally. Home values directly impact property tax bills since taxes are assessed as a percentage of property value.
Which county in Massachusetts has the lowest property taxes? ▼
Nantucket County has the lowest median property tax in Massachusetts at $3,974 per year with an effective rate of 0.25%. The highest is Middlesex County at $7,501.
How large is Massachusetts's share of U.S. property-tax collections? ▼
In Census FY2024, Massachusetts's state and local governments collected $23.0B in property tax - 3.2% of the U.S. total (#8 of 51). Spread across 1,741,158 owner-occupied homes, that haul is about $13,182 per home - 2.2× the ACS median homeowner bill of $5,992. The gap is expected: LF0009 covers all taxable property (including commercial and other non-household parcels), while the ACS median is a household figure.
What share of Massachusetts owners report paying no property tax? ▼
4.7% of owner-occupied homes in Massachusetts report zero property tax on the ACS survey (1.6% among mortgaged owners). That is a reporting signal, exemptions, caps, or non-levying jurisdictions, not an exemption headcount.
Do homeowners with a mortgage pay more property tax in Massachusetts? ▼
ACS 2024 medians show mortgaged owners pay $5,987/yr versus $6,001 for owners without a mortgage, a $14 gap. Our mortgage-gap research page ranks this spread against all states.
How are property taxes calculated? ▼
Property taxes are calculated by multiplying the assessed value of a property by the local tax rate (mill rate). Rates vary by county, city, and school district. The effective tax rate shown here is the median tax paid divided by the median home value, which provides a standardized comparison across counties.
Can I appeal my property taxes in Massachusetts? ▼
Yes. Every Massachusetts homeowner has the right to appeal their property tax assessment. The process typically starts at your county assessor's office within 30-90 days of receiving your assessment notice. You can challenge the assessed value by providing comparable sales data, evidence of property condition, or errors in the assessment. See our guide on how to appeal property taxes for detailed steps.
What to do with Massachusetts's numbers
Turn the ACS 2024 statewide medians into a county check, an estimate, or an appeal path.
- Massachusetts's ACS 2024 median bill is $5,992/yr at 1.07% (201% above the U.S. median). Open any county below to see how far local bills sit from that statewide figure. County list
- Inside Massachusetts, Nantucket County posts the lowest median bill at $3,974/yr; Middlesex County is highest at $7,501/yr. Open Nantucket County
- Estimate a parcel bill at Massachusetts's published effective rate, or read the state's assessment and appeal path before treating the statewide median as your budget. State estimator
Statewide medians average across 14 counties; your parcel's assessed value, exemptions, and local levies set the real bill. U.S. Census Bureau ACS · 2024.
Editorial standards and provenance
PlainPropertyTax is rendered directly from the U.S. Census Bureau's American Community Survey (ACS) 5-year estimates, no number is typed in by an editor. This page draws directly on the Census ACS state-level record for Massachusetts. See our editorial standards & corrections policy, the methodology behind these numbers, or report a data error. Data current as of 2026-08-09.