Massachusetts property tax rates by town, FY2026
Residential rates for 129 cities and towns, how they changed, and which places offer a residential exemption.
Massachusetts property tax is set per $1,000 of assessed value. For FY2026 (July 2025 to June 2026), residential rates in the 129 towns we track range from $6.67 in Cambridge to $18.07 in Bolton. Boston's rate is $12.40, and owner-occupants there can lower their bill with the residential exemption.
How to read the rates
Your annual bill is the assessed value times the rate, divided by 1,000. At Boston's rate, a home assessed at $1,000,000 would owe about $12,400 a year before the residential exemption. Because rates move opposite to values, a town with a low rate is not always cheaper. Compare the bill you would actually pay.
The Boston residential exemption
If you own a home in Boston and it is your primary residence, part of its value can be excluded from tax. Boston sets the exemption at the state maximum of 35% of the average residential value, so the dollar savings is the same for every eligible owner, regardless of the home's value. Last fiscal year it saved qualifying homeowners up to $4,353.74.
- You must own and occupy the home as your primary residence.
- It is applied to the third-quarter bill issued in late December.
- If it is not on your bill, you can apply. For FY2027 the deadline is April 1, 2027.
- Boston recently expanded eligibility: buyers who record a deed and move in between January 1 and June 30 may qualify for the fiscal year that starts July 1.
Buying a condo or a home in Boston to live in? Factor the exemption into your monthly cost, and make sure to apply after closing.
Towns with a residential exemption
| City or town | Exemption | FY2026 rate |
|---|---|---|
| Boston | 35% | $12.40 |
| Brookline | 20% | $10.24 |
| Cambridge | 30% | $6.67 |
| Chelsea | 35% | $11.48 |
| Concord | 10% | $13.05 |
| Everett | 25% | $12.62 |
| Malden | 35% | $11.40 |
| Somerville | 35% | $10.98 |
| Waltham | 35% | $10.32 |
| Watertown | 35% | $12.20 |
FY2026 residential rates by region
Rates per $1,000 of assessed value. Change is FY2026 minus FY2025.
Greater Boston
| City or town | FY2026 | FY2025 | Change | Commercial FY2026 | Res. exemption |
|---|---|---|---|---|---|
| Arlington | $10.67 | $10.77 | -0.10 | $10.67 | |
| Belmont | $11.51 | $11.39 | +0.12 | $11.51 | |
| Boston | $12.40 | $11.58 | +0.82 | $26.96 | 35% |
| Brookline | $10.24 | $9.87 | +0.37 | $17.16 | 20% |
| Cambridge | $6.67 | $6.35 | +0.32 | $14.07 | 30% |
| Chelsea | $11.48 | $11.51 | -0.03 | $23.79 | 35% |
| Dedham | $12.30 | $12.62 | -0.32 | $25.51 | |
| Everett | $12.62 | $11.39 | +1.23 | $25.19 | 25% |
| Lexington | $12.31 | $12.23 | +0.08 | $24.18 | |
| Malden | $11.40 | $11.32 | +0.08 | $17.08 | 35% |
| Medford | $8.63 | $8.80 | -0.17 | $16.68 | |
| Melrose | $11.47 | $9.90 | +1.57 | $20.61 | |
| Milton | $11.81 | $11.09 | +0.72 | $18.12 | |
| Newton | $9.69 | $9.80 | -0.11 | $18.06 | |
| Quincy | $11.78 | $11.53 | +0.25 | $23.53 | |
| Reading | $10.96 | $11.39 | -0.43 | $12.55 | |
| Revere | $8.94 | $9.07 | -0.13 | $17.74 | |
| Saugus | $10.42 | $10.68 | -0.26 | $21.28 | |
| Somerville | $10.98 | $10.91 | +0.07 | $18.94 | 35% |
| Stoneham | $10.06 | $10.23 | -0.17 | $19.15 | |
| Wakefield | $11.74 | $11.35 | +0.39 | $22.40 | |
| Waltham | $10.32 | $9.82 | +0.50 | $22.18 | 35% |
| Watertown | $12.20 | $11.68 | +0.52 | $23.47 | 35% |
| Winchester | $11.08 | $11.09 | -0.01 | $10.56 | |
| Winthrop | $11.14 | $10.32 | +0.82 | $11.14 | |
| Woburn | $9.15 | $8.54 | +0.61 | $21.43 |
North Shore
| City or town | FY2026 | FY2025 | Change | Commercial FY2026 | Res. exemption |
|---|---|---|---|---|---|
| Beverly | $10.81 | $10.99 | -0.18 | $20.98 | |
| Danvers | $10.65 | $10.99 | -0.34 | $18.59 | |
| Essex | $13.04 | $12.99 | +0.05 | $13.04 | |
| Gloucester | $9.31 | $9.72 | -0.41 | $9.61 | |
| Hamilton | $15.04 | $15.65 | -0.61 | $15.04 | |
| Ipswich | $10.78 | $11.15 | -0.37 | $10.78 | |
| Lynn | $10.30 | $10.36 | -0.06 | $19.64 | |
| Lynnfield | $11.46 | $10.56 | +0.90 | $21.36 | |
| Manchester-by-the-Sea | $8.70 | $9.15 | -0.45 | $8.70 | |
| Marblehead | $8.56 | $9.05 | -0.49 | $8.56 | |
| Middleton | $12.59 | $11.89 | +0.70 | $12.59 | |
| Nahant | $8.99 | $9.15 | -0.16 | $8.99 | |
| Newbury | $7.51 | $7.45 | +0.06 | $7.51 | |
| Newburyport | $9.26 | $9.58 | -0.32 | $9.26 | |
| Peabody | $9.47 | $9.26 | +0.21 | $18.85 | |
| Rockport | $8.46 | $8.76 | -0.30 | $8.46 | |
| Rowley | $12.09 | $11.77 | +0.32 | $12.09 | |
| Salem | $10.78 | $11.34 | -0.56 | $21.89 | |
| Salisbury | $9.93 | $10.08 | -0.15 | $9.93 | |
| Swampscott | $12.00 | $11.47 | +0.53 | $22.15 | |
| Topsfield | $15.66 | $14.99 | +0.67 | $15.66 | |
| Wenham | $15.99 | $15.54 | +0.45 | $15.99 |
Merrimack Valley
| City or town | FY2026 | FY2025 | Change | Commercial FY2026 | Res. exemption |
|---|---|---|---|---|---|
| Amesbury | $15.05 | $15.30 | -0.25 | $15.05 | |
| Andover | $12.31 | $12.49 | -0.18 | $24.18 | |
| Boxford | $13.54 | $13.45 | +0.09 | $13.54 | |
| Chelmsford | $13.27 | $13.90 | -0.63 | $15.64 | |
| Dracut | $9.67 | $10.12 | -0.45 | $9.67 | |
| Georgetown | $13.76 | $11.06 | +2.70 | $13.76 | |
| Groveland | $12.98 | $12.69 | +0.29 | $12.98 | |
| Haverhill | $10.61 | $10.71 | -0.10 | $19.17 | |
| Lawrence | $8.64 | $8.80 | -0.16 | $18.06 | |
| Lowell | $11.35 | $11.48 | -0.13 | $22.04 | |
| Merrimac | $13.19 | $13.25 | -0.06 | $13.19 | |
| Methuen | $10.40 | $10.58 | -0.18 | $20.08 | |
| North Andover | $11.24 | $11.26 | -0.02 | $16.00 | |
| Tewksbury | $12.56 | $13.22 | -0.66 | $24.90 | |
| West Newbury | $10.15 | $10.80 | -0.65 | $10.15 |
Northwest Suburbs
| City or town | FY2026 | FY2025 | Change | Commercial FY2026 | Res. exemption |
|---|---|---|---|---|---|
| Acton | $16.23 | $17.15 | -0.92 | $16.23 | |
| Bedford | $12.49 | $12.04 | +0.45 | $28.09 | |
| Billerica | $11.61 | $11.37 | +0.24 | $25.88 | |
| Boxborough | $15.39 | $15.14 | +0.25 | $15.39 | |
| Burlington | $8.69 | $8.66 | +0.03 | $25.78 | |
| Carlisle | $12.82 | $13.18 | -0.36 | $12.81 | |
| Concord | $13.05 | $13.26 | -0.21 | $12.20 | 10% |
| Lincoln | $12.31 | $12.81 | -0.50 | $18.78 | |
| North Reading | $13.02 | $13.06 | -0.04 | $13.01 | |
| Westford | $13.11 | $13.47 | -0.36 | $13.11 | |
| Wilmington | $11.41 | $11.45 | -0.04 | $26.25 |
Metro West
| City or town | FY2026 | FY2025 | Change | Commercial FY2026 | Res. exemption |
|---|---|---|---|---|---|
| Ashland | $12.71 | $12.77 | -0.06 | $12.71 | |
| Bolton | $18.07 | $16.62 | +1.45 | $18.07 | |
| Dover | $11.19 | $11.27 | -0.08 | $11.19 | |
| Framingham | $11.83 | $11.94 | -0.11 | $23.97 | |
| Holliston | $14.29 | $14.65 | -0.36 | $14.29 | |
| Hopkinton | $14.10 | $14.18 | -0.08 | $14.08 | |
| Hudson | $14.14 | $13.88 | +0.26 | $27.99 | |
| Littleton | $14.02 | $14.86 | -0.84 | $21.93 | |
| Marlborough | $10.54 | $9.86 | +0.68 | $18.43 | |
| Maynard | $16.62 | $17.83 | -1.21 | $22.51 | |
| Natick | $12.17 | $11.96 | +0.21 | $12.17 | |
| Needham | $10.83 | $10.60 | +0.23 | $21.09 | |
| Northborough | $14.82 | $14.25 | +0.57 | $14.82 | |
| Sherborn | $15.66 | $16.58 | -0.92 | $15.66 | |
| Southborough | $14.36 | $13.81 | +0.55 | $14.36 | |
| Stow | $17.87 | $17.42 | +0.45 | $17.87 | |
| Sudbury | $14.27 | $14.64 | -0.37 | $21.54 | |
| Wayland | $14.83 | $15.63 | -0.80 | $14.83 | |
| Wellesley | $10.17 | $10.28 | -0.11 | $10.17 | |
| Westborough | $15.93 | $16.29 | -0.36 | $15.93 | |
| Weston | $10.88 | $11.10 | -0.22 | $10.88 |
Southwest Suburbs
| City or town | FY2026 | FY2025 | Change | Commercial FY2026 | Res. exemption |
|---|---|---|---|---|---|
| Canton | $9.75 | $9.89 | -0.14 | $19.67 | |
| Foxboro | $13.00 | $13.22 | -0.22 | $18.24 | |
| Franklin | $11.42 | $11.62 | -0.20 | $11.42 | |
| Mansfield | $13.09 | $13.17 | -0.08 | $19.81 | |
| Medfield | $13.52 | $13.80 | -0.28 | $13.52 | |
| Medway | $14.00 | $14.25 | -0.25 | $14.00 | |
| Millis | $15.31 | $16.40 | -1.09 | $15.31 | |
| Norwood | $9.82 | $10.52 | -0.70 | $22.52 | |
| Sharon | $17.15 | $17.48 | -0.33 | $17.15 | |
| Stoughton | $11.81 | $12.38 | -0.57 | $21.10 | |
| Walpole | $12.45 | $12.83 | -0.38 | $16.81 | |
| Westwood | $12.87 | $12.80 | +0.07 | $24.27 | |
| Wrentham | $11.67 | $11.59 | +0.08 | $16.89 |
South Shore
| City or town | FY2026 | FY2025 | Change | Commercial FY2026 | Res. exemption |
|---|---|---|---|---|---|
| Abington | $12.81 | $13.06 | -0.25 | $12.81 | |
| Carver | $13.61 | $13.87 | -0.26 | $21.68 | |
| Cohasset | $11.35 | $11.58 | -0.23 | $11.35 | |
| Duxbury | $9.96 | $10.14 | -0.18 | $9.96 | |
| Halifax | $14.08 | $14.27 | -0.19 | $14.08 | |
| Hanover | $12.47 | $12.35 | +0.12 | $14.73 | |
| Hanson | $13.06 | $13.38 | -0.32 | $13.06 | |
| Hingham | $10.47 | $10.69 | -0.22 | $10.47 | |
| Holbrook | $12.11 | $13.18 | -1.07 | $22.98 | |
| Hull | $10.81 | $11.20 | -0.39 | $10.81 | |
| Kingston | $12.82 | $12.97 | -0.15 | $12.82 | |
| Marshfield | $9.61 | $9.90 | -0.29 | $9.61 | |
| Norwell | $12.83 | $13.07 | -0.24 | $12.83 | |
| Pembroke | $11.78 | $12.02 | -0.24 | $11.78 | |
| Plymouth | $12.55 | $12.69 | -0.14 | $12.55 | |
| Plympton | $15.26 | $15.89 | -0.63 | $15.26 | |
| Randolph | $11.58 | $11.61 | -0.03 | $22.11 | |
| Rockland | $13.87 | $13.67 | +0.20 | $13.87 | |
| Scituate | $9.83 | $9.99 | -0.16 | $9.83 | |
| Weymouth | $10.12 | $10.10 | +0.02 | $15.85 | |
| Whitman | $13.29 | $13.12 | +0.17 | $13.29 |
Sources
- Massachusetts Department of Revenue, Division of Local Services, Tax Rates by Class (downloaded Oct 24, 2026)
- City of Boston: Residential exemption
- Residential exemption percentages: The Context Report No. 5 (October 2026)
Questions this page answers
Which town near Boston has the lowest property tax rate?
Among the 129 towns we track, the lowest FY2026 residential rates are Cambridge ($6.67), Newbury ($7.51), Rockport ($8.46), Marblehead ($8.56), Medford ($8.63), per $1,000 of assessed value.
Which towns have the highest property tax rates?
The highest FY2026 residential rates in our coverage area are Bolton ($18.07), Stow ($17.87), Sharon ($17.15), Maynard ($16.62), Acton ($16.23), per $1,000 of assessed value.
What is the Boston property tax rate for 2026?
Boston's FY2026 residential rate is $12.40 per $1,000 of assessed value, up from $11.58 in FY2025. The commercial rate is $26.96. Owner-occupants can also apply for the residential exemption.
How do I calculate my property tax?
Multiply the assessed value by the rate and divide by 1,000. A $700,000 assessment at $10.00 per $1,000 is a $7,000 annual bill, before any exemptions.
Does a low tax rate mean a low tax bill?
Not always. Towns with high home values often have lower rates. Compare likely bills, not just rates: the rate times what the home you want would be assessed at.
What is the residential exemption?
Some cities and towns let owner-occupants exclude part of the assessed value from tax on their primary residence. Boston, Cambridge, Somerville and a handful of others offer it. In Boston it saved qualifying homeowners up to $4,353.74 last fiscal year. You must apply.