Key Takeaways
- Massachusetts has a real estate transfer tax (deed excise tax) of \$4.56 per \$1,000 of consideration
- The transfer tax is typically paid by the seller in most Massachusetts counties
- Property tax rates vary by municipality and are set annually by local assessors
- Fiscal year runs July 1 to June 30 for property tax purposes
- Tax bills are issued quarterly in most Massachusetts communities
Last updated: January 2026
Massachusetts Real Estate Taxes
Massachusetts has various taxes applicable to real estate transactions and ownership.
Deed Excise Tax (Transfer Tax)
Rate
| Rate | Calculation |
|---|---|
| $4.56 | Per $1,000 of consideration |
| 0.456% | As percentage |
Calculation Examples
| Sale Price | Tax Calculation | Total Tax |
|---|---|---|
| $300,000 | 300 × $4.56 | $1,368 |
| $500,000 | 500 × $4.56 | $2,280 |
| $750,000 | 750 × $4.56 | $3,420 |
Who Pays
| Party | Typical Practice |
|---|---|
| Seller | Customary in most areas |
| Buyer | In some transactions |
| Negotiable | Can be negotiated |
Exemptions
| Exempt Transaction | Reason |
|---|---|
| Gifts | No consideration |
| Government transfers | Public entities |
| Certain foreclosures | Per statute |
| Court-ordered | Some transfers |
Property Taxes
Assessment
| Concept | Description |
|---|---|
| Assessed value | Set by local assessor |
| Full and fair value | Target is market value |
| Classification | Residential vs. commercial |
| Tax rate | Set by municipality |
Fiscal Year
| Period | Dates |
|---|---|
| MA fiscal year | July 1 - June 30 |
| Property taxes | Based on fiscal year |
| Assessment date | January 1 |
Tax Bill Schedule
| Quarter | Due Date |
|---|---|
| Q1 | August 1 |
| Q2 | November 1 |
| Q3 | February 1 |
| Q4 | May 1 |
Tax Rate Examples
| Community | Approximate Rate (per $1,000) |
|---|---|
| Boston | Around $10-11 |
| Cambridge | Around $6-7 |
| Worcester | Around $17-18 |
| Varies widely | By municipality |
Tax Calculations at Closing
Proration
| Method | Description |
|---|---|
| Calendar year | January 1 - December 31 |
| Fiscal year | July 1 - June 30 |
| Daily rate | Annual ÷ 365 |
| Credit/debit | Based on closing date |
Example Calculation
| Given | Amount |
|---|---|
| Annual taxes | $6,000 |
| Daily rate | $16.44 |
| Seller owned | 180 days |
| Seller owes | $2,959 |
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Test Your Knowledge
What is the Massachusetts deed excise tax rate?
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Test Your Knowledge
What is the fiscal year for Massachusetts property taxes?
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