HonestCasa logoHonestCasa
All Tax Guides
Updated 2025 Tax Year

Cumberland County
Property Tax Guide

Everything you need to know about property taxes in Cumberland County, ME. Rates, due dates, exemptions, and how it affects your monthly payment.

10 Official Sources
8 min read
Calculate Your True CostMortgage Calculator
Quick Facts
Tax Rate
$15-30 per $1,000 assessed value, varies by municipality (most residential $20-25 range)
Exemptions
5+ Available
Section 1

How Property Tax Works

Cumberland County operates Maine's largest property tax system, serving communities including Portland, South Portland, Westbrook, and surrounding municipalities. Property taxes fund essential local services including schools, fire and police protection, road maintenance, and municipal operations. The effective tax rate varies significantly across the county depending on your specific municipality and any special taxing districts that may apply to your property.

Tax rates in Cumberland County range from approximately $15 to $30 per $1,000 of assessed value, with most residential properties falling in the $20-25 range for FY 2025-2026. Your actual rate depends on your municipality, school district, and any additional special assessments for services like water districts or transportation improvements. Properties are assessed at 100% of market value, with reassessments typically conducted every 10 years, though some municipalities reassess more frequently.

The county uses a fiscal year running from July 1 to June 30, with tax bills typically issued in late summer and due in two installments during the tax year. All property owners should verify their specific municipal rates and due dates, as these can vary significantly between the 27 municipalities within Cumberland County.

Section 2

What Makes Up Your Tax Bill

ComponentRate (per $1,000)Description
Municipal Tax$8.00-12.00City/town services, administration, public safety
School Tax$10.00-15.00Local school district operations and debt service
County Tax$2.18-3.00Cumberland County services and administration
Special Districts$0.50-2.00Water, sewer, transportation districts (varies by location)
Total Rate Range$15.18-30.00Combined rate for FY 2025-2026

Note: Rates shown are representative ranges. The City of Portland's 2025 rate is $25.18 per $1,000 of assessed value. Your exact rate depends on your specific municipality and special taxing districts. Contact your local assessor for precise current rates applicable to your property location.

Special taxing districts within municipalities can add additional assessments for services like:

  • Water and sewer districts
  • Transportation improvement districts
  • Downtown development authorities
  • Fire protection districts (in some rural areas)
Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Cumberland County, property taxes are due in two installments:

Pro tip: If you pay through mortgage escrow, your lender splits these payments across your monthly mortgage. If you pay directly, set calendar reminders to avoid late penalties.
Section 4

Supplemental Tax Bills

Supplemental taxes are additional property tax bills issued when there are mid-year changes to your property's assessed value. In Cumberland County, supplemental taxes are most commonly triggered by new construction completion, major renovations, or changes in property ownership that reveal unreported improvements.

The calculation is prorated based on when the change occurred during the tax year. For example, if you complete a $100,000 addition on January 1st, and your tax rate is $25.18 per $1,000, you would owe a supplemental tax of approximately $1,259 for the remaining half of the tax year (($100,000 ÷ 1,000) × $25.18 × 0.5).

Supplemental bills are typically issued within 60-90 days of the assessor discovering the change and are due 30 days from the bill date. Interest begins accruing immediately if not paid by the due date. Property owners are responsible for notifying the assessor of completed improvements, as failure to do so can result in back taxes and penalties when discovered.

Example Calculation

Example 1: $300,000 Home in Portland

  • Assessed Value: $300,000
  • Homestead Tax Credit Applied: -$629 (requires application)
  • Net Taxable Value: $300,000
  • Annual Tax: $300,000 ÷ 1,000 × $25.18 = $7,554
  • With Homestead Credit: $7,554 - $629 = $6,925
  • Monthly Escrow: $577

Example 2: $600,000 Home in Scarborough

  • Assessed Value: $600,000
  • Homestead Tax Credit Applied: -$500 (requires application)
  • Net Taxable Value: $600,000
  • Annual Tax: $600,000 ÷ 1,000 × $20.50 = $12,300
  • With Homestead Credit: $12,300 - $500 = $11,800
  • Monthly Escrow: $983

Example 3: $1,000,000 Home in Cape Elizabeth

  • Assessed Value: $1,000,000
  • Homestead Tax Credit Applied: -$625 (requires application)
  • Net Taxable Value: $1,000,000
  • Annual Tax: $1,000,000 ÷ 1,000 × $18.75 = $18,750
  • With Homestead Credit: $18,750 - $625 = $18,125
  • Monthly Escrow: $1,510

Tax credits shown require annual application and are not automatically applied. Rates are estimates for FY 2025-2026.

See How Taxes Affect Your Payment

Property taxes are just part of your total monthly cost. Get the full picture.

Calculate Now
Section 5

Escrow & Property Taxes

Most mortgage lenders in Cumberland County require property tax escrow accounts for loans with less than 20% down payment. Your lender collects monthly payments equal to your annual tax bill divided by 12, plus a small cushion typically equal to 2-3 months of taxes. Lenders pay your taxes directly to the municipality when bills are due.

Tax bills in Cumberland County are typically issued in August/September with due dates of September 15th and March 16th for the following year. Lenders receive tax bills directly and should remit payment by the due dates. However, property owners remain ultimately responsible for ensuring taxes are paid on time, even when using escrow.

You can verify your tax payments and current balance online through the Cumberland County Revenue Office portal at https://www.portlandmaine.gov/163/Revenue-Office. If you discover your lender has not paid your taxes by the due date, contact them immediately and consider making the payment yourself to avoid interest and penalties, then seek reimbursement. Annual escrow analysis statements from your lender will show if adjustments to your monthly payment are needed based on actual tax bills.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
  • See how rising taxes will change your monthly payment
  • Plan ahead instead of being surprised by "shortage" letters
Section 6

Frequently Asked Questions

Q: When are property taxes due in Cumberland County for FY 2025-2026? A: Most municipalities have taxes due September 15, 2025, and March 16, 2026. However, due dates vary by municipality, so check with your local tax collector for exact dates.

Q: What tax credits are available and do I need to apply? A: The Homestead Tax Credit is available to permanent residents (up to $25,000 assessed value reduction). Veterans' credits, blind exemption credits, and senior citizen credits may also be available. ALL credits require annual application and are NOT automatic.

Q: How does the Homestead Tax Credit work? A: The Homestead Credit limits annual assessment increases rather than reducing market value. You must file an application with your local assessor by April 1st each year. The credit caps your assessment growth but doesn't reduce your home's actual assessed value below market rate.

Q: When are properties assessed and how can I appeal? A: Assessment date is April 1st annually. Informal appeals can be filed with your local assessor within 60 days of receiving your tax bill. Formal appeals go to the Board of Assessment Review, then to Superior Court if needed.

Q: What are the penalties for late payment? A: Interest begins accruing at 4% annually from the due date. Some municipalities also charge additional penalties. Interest compounds monthly until paid in full.

Q: Can I pay my taxes online? A: Yes, most Cumberland County municipalities offer online payment. Visit https://www.portlandmaine.gov/163/Revenue-Office or your local municipality's website for payment options.

Q: What if I receive a bill for special district taxes I don't understand? A: Contact your local assessor at https://www.portlandmaine.gov/153/Assessor to understand what special districts apply to your property. These may include water, sewer, or improvement districts.

Q: How often are properties reassessed? A: Most municipalities reassess every 10 years, though some do it more frequently. You'll receive notice before any reassessment occurs in your area.

Verified Sources

Backed by 10 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

01
State
Summary, 2025 State Valuation asmaine.gov
02
Tax Doc
Tax Informationtownofcumberlandmaine.gov
03
Tax Doc
Registry of Deeds Transfer Tax Increase November 1, 2025cumberlandcountyme.gov
04
List of Forms and Due Dates | Maine Revenue Servicesmaine.gov
05
Tax Doc
Tax Bill Optionscumberlandcountync.gov
06
Tax Doc
Tax Bill FAQ (July 2024)southportland.gov
07
Homestead Exemption Program FAQmaine.gov
08
Tax Doc
Property Exemptions & Tax Relief Programswindhammaine.us
09
Homestead/Farmstead Exclusioncumberlandcountypa.gov
10
Tax Doc
Property Tax Forms | Maine Revenue Servicesmaine.gov
All sources verified as of 2025 Tax Year

See the Full Picture of Your Home Costs

Property taxes are just one piece of homeownership. HonestCasa helps you understand your total monthly cost and explore safe ways to access your home equity.

Total Monthly Cost

Mortgage + taxes + insurance + HOA

Equity Growth

Track how your equity grows over time

Safe Equity Access

Options for projects or debt payoff

Run Your ScenarioTry Calculator

Free • No credit check • 2-minute estimate