Massachusetts Property Tax Rates by Town 2026 (FY2026 & FY2027)

This is general information, not tax advice or a bill. Confirm current rates and any exemptions with the local assessor and your own advisors before you rely on a figure for an offer or a budget.

Massachusetts FY2027 runs from July 1, 2026 to June 30, 2027, so calendar-year 2026 bills can involve both fiscal years. In quarterly-billing towns, the FY2027 bills mailed in August and November are usually preliminary bills based on last year’s tax; the FY2027 rate applies on the actual bill once the town’s new rate is certified.

Every Massachusetts town sets a property tax rate each fiscal year. The catch list for buyers includes that rate — and whether the parcel still sits on last year’s figure while DLS finishes certifying the new year.

This page lists certified residential and commercial rates for all 351 cities and towns from the Massachusetts Division of Local Services (DLS) Municipal Databank report Tax Rates by Class (see also the Municipal Databank landing page). Rates are dollars per $1,000 of assessed value. Every town shows its FY2026 rates; FY2027 appears when DLS has certified that town (otherwise —).

Use the estimator for a quick annual figure from the newest certified residential rate (price × rate ÷ 1,000), then scan or search the full table. Pair this with questions to ask before making an offer in Massachusetts and Is an offer to purchase binding in Massachusetts? — a low published rate does not mean a low bill if assessment is high, and a binding Offer to Purchase can lock you in before you model taxes.

How to read the table

• FY2026 columns are filled for every town. FY2027 columns show a rate when DLS has certified that year, or — until then. Massachusetts municipal fiscal years run July 1–June 30.
• Change is the percent move from FY2026 to FY2027 residential (one decimal, with a sign). It is — when FY2027 is not certified yet.
• Residential and commercial columns are the DLS class rates. Many towns use one rate for all classes; others “split” with a higher commercial rate.
• Town names link to on-page anchors (for example #medford) so you can share a deep link into the table.
• The residential-exemption note on the estimator only appears for towns that have adopted the residential exemption under M.G.L. c. 59, § 5C. The exemption amount is set locally each year — we do not invent it.

Pre-offer questions (taxes)

1. What is the current fiscal year’s residential rate for this town, and is FY2027 certified yet?
2. What was last year’s assessed value for this parcel, and is a revaluation pending?
3. Does this town use a residential exemption, CPA surcharge, or betterment that would change my bill?
4. Please confirm whether the listing’s “taxes” figure matches the assessor’s current bill, not an old flyer number.

How Fyts fits

Tax rate tables are public; the catch is combining rate, assessment, flood, permits, and condo or oil-tank risk before you sign. Join the waitlist and Fyts can turn an address into a buyer-sided question list that includes the tax questions you should not skip.

FAQ

Where do these Massachusetts property tax rates come from?

From the DLS Municipal Databank report Tax Rates by Class. We commit the Excel export and generate the table at build time — the site does not scrape DLS when you load the page.

Why do some towns show FY2027 and others show —?

DLS certifies towns one by one after each files its Tax Rate Recapitulation. Until a town’s FY2027 cells are filled, this page keeps FY2027 blank for that town and still shows FY2026.

Is the estimator my actual tax bill?

No. It multiplies the price you enter by the newest certified residential rate and divides by 1,000. Assessors use assessed value, which may differ from sale price, and exemptions or local charges can change the bill.