Massachusetts mortgage calculator

Property tax in Massachusetts

The median Massachusetts homeowner pays $5,992 a year in property tax on a home valued at $562,100, an effective rate of 1.066% in the Census Bureau's American Community Survey (ACS 5-year 2020-2024). That ranks the 17th highest of the 50 states and DC, above the middle state's 0.8003%. At that rate each $100,000 of home value carries about $1,066 a year of tax, or $88.83 a month in the payment, and that rate is what the calculator above starts from.

Inside Massachusetts the rate swings widely: the top county pays more than three times the bottom one. Among counties whose survey figures pass both quality checks, the effective rate runs from 0.2493% in Nantucket County to 1.491% in Hampden County. On a $562,100 home that gap is worth about $6,980 a year. Pick a county in the calculator to use its rate, or type the rate from a listing or a current tax bill.

The survey rate is what owners actually pay divided by what they say their homes are worth, with exemptions, caps and local levies folded in; it will not match any rate printed in Massachusetts law. Ask for the seller's latest bill and the assessed value too, since a new owner's assessment can differ from the long-held homes behind the median.

Massachusetts property tax rates by county

All 14 counties, sorted from the highest effective rate to the lowest. The rate is the median tax paid divided by the median home value, from the ACS 5-year 2020-2024 survey (figures to December 31, 2024). None of them carries a quality flag, so the calculator uses the figure of whichever county you pick.

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Worked example: the median Massachusetts home

The median owner-occupied home in Massachusetts is valued at $562,100 (ACS 5-year 2020-2024). Put $112,420 down, enough to keep the loan at 80% of the price so no PMI is charged, and borrow the rest over 30 years at 7.4%, the Freddie Mac average for the week of October 15, 2026. Insurance is the calculator's default of $1,500 a year, the same figure on every state page and 3.3% of this payment; real premiums vary widely from state to state and with a home's exposure to wind, flood and wildfire, so replace it with a premium for the Massachusetts home you are pricing.

Principal and interest dominate the bill; tax and insurance, usually collected through escrow, add $624.33 a month, 16.7% of the total. Over the full term the $449,680 loan costs $671,181 in interest.

With $56,210 down instead, the loan grows to $505,890 and PMI of $210.79 a month is added, for a first payment of $4,337.80. On the regular schedule the PMI stops after 10 years, with the payment in October 2036. A 15-year loan at the 6.71% average, with the larger down payment, raises the monthly figure to $4,593.63 but cuts the interest to $264,792.

What the median Massachusetts wage can buy

The median annual wage in Massachusetts is $63,590 (BLS wage survey, May 2025). Paid every two weeks as a single filer, that leaves about $4,159 a month after federal and Massachusetts paycheck deductions. With $60,000 saved for a down payment and $400 a month of other debts, the home affordability calculator's default 28/36 rule gives this range at 7.4% and the Massachusetts property tax rate:

Here the housing payment itself is the limit: at 28% of gross pay it binds before total debts do. The target falls $334,994 short of the $562,100 median home value: the median home costs 8.8 times the median wage, so a typical Massachusetts purchase usually needs a second income, a larger down payment or a cheaper area.

Living costs add to the squeeze: everyday prices in Massachusetts, rent included, run 5.8% above the national average, by the Bureau of Economic Analysis price parities for 2024 (figures to December 31, 2024). That shrinks the median wage to about $60,128 in national dollars.