Which Massachusetts towns have the lowest property tax rate?

Cambridge has the lowest residential rate in Massachusetts at $5.86 per $1,000. Boston is $10.44. Towns with strong commercial tax bases generally have lower residential rates because commercial property carries more of the burden.

Which Massachusetts towns have the highest property tax rate?

Swampscott, Lexington, and Andover are among the highest at $14 to $15 per $1,000. Most North Shore Massachusetts towns run $11 to $13 per $1,000.

Why are New Hampshire property taxes so high?

New Hampshire has no state income tax, so towns rely more heavily on property tax to fund schools and services. Manchester, Nashua, and Concord run $22 to $25 per $1,000. The trade-off is no income tax on your salary.

Is the tax based on what I paid for the home?

It is based on the town's assessed value, which can differ from sale price. For recent sales and new builds, the assessment usually matches the sale price closely. For older homes, the assessment may lag the market by 10 to 30 percent.

Property Tax Calculator by Town

What will your annual property tax be in your target town?

Property tax rates in Massachusetts, New Hampshire, and Maine vary 2x to 3x between nearby towns. The same home priced the same in two towns can have wildly different annual tax bills. Pick your target town and home price below. We are starting with the most-searched towns and adding more monthly.

State

Target town

Home price (assessed value)

For new builds and recent sales, this typically equals purchase price. Older homes may have lower assessments.

Estimated annual property tax

Monthly tax escrow

Town rate (per $1,000)

Effective rate

Compare with neighboring towns

Town	Rate	Annual tax	vs. your pick

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Rates above are 2024-2025 published residential rates from each town’s assessor. Actual tax depends on the specific assessment (which may differ from market price), abatements, exemptions, and any pending Prop 2.5 overrides in MA. This calculator estimates. For a binding number, call the town assessor.

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Why property tax matters more than most buyers realize

The same $500,000 home priced the same way in Cambridge ($5.86 per $1,000) and Andover ($14.42 per $1,000) carries an annual tax bill that differs by almost $4,300. That is $360 per month, every month, for as long as you own the home. Where you buy matters as much as what you buy.

How town rates get set in Massachusetts, NH, and Maine

Massachusetts towns set their residential tax rate annually. Towns with strong commercial bases (Cambridge, Boston, Hopkinton) keep residential rates lower because commercial property carries more of the load. Towns that are mostly residential (Andover, Lexington, Wilmington) charge higher rates per $1,000. The rates in this calculator are 2024-2025 published rates.

New Hampshire has no state income tax, which is why property taxes are higher relative to MA and ME. Manchester, Nashua, and Concord all run in the $22 to $25 per $1,000 range. Portsmouth and Hampton on the coast are lower because of waterfront commercial property.

Maine rates vary widely. Portland is around $15 per $1,000. Lewiston and Brunswick run closer to $25. The cheap end runs $11 per $1,000 in towns like York.

What the calculator does not include

The calculator assumes your assessed value equals home price. For new builds and recent sales that is roughly true. Older homes may have lower assessed values, which means lower actual tax. Abatements, exemptions (veteran, senior, disability), and Prop 2.5 overrides in MA can all shift the bill. For a binding number, call the town assessor.

Related guides at GoldCoast

All mortgage calculators: the full suite of tools
Massachusetts mortgage calculators: MA-specific tools
New Hampshire mortgage calculators: NH-specific tools
Maine mortgage calculators: ME-specific tools
Closing costs calculator: state Transfer Taxes plus title, attorney, and recording fees
First step to buying a home: start your conversation with GoldCoast