Updated 2025 Tax Year

Dukes County
Property Tax Guide

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

9 Official Sources

8 min read

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Quick Facts

Tax Rate

$4.53 per $1,000 assessed value (residential), $4.47 per $1,000 (other classes) - varies by town

Exemptions

5+ Available

Section 1

How Property Tax Works

Dukes County, Massachusetts, which encompasses Martha's Vineyard, operates a property tax system that serves as the primary funding mechanism for local services including schools, public safety, roads, and county operations. Property taxes in Dukes County are assessed annually and fund essential services across the island's six towns: Aquinnah, Chilmark, Edgartown, Oak Bluffs, Tisbury, and West Tisbury.

For Fiscal Year 2025, Dukes County has set property tax rates of $4.53 per $1,000 of assessed value for residential properties and $4.47 per $1,000 for all other property classes. These rates can vary significantly by location within the county, as each town sets its own tax rate and may have additional special taxing districts for services like water, sewer, or lighting districts. Property owners should verify their specific tax rate with their town assessor, as Martha's Vineyard's unique municipal structure means rates and assessment practices can differ substantially between communities.

Section 2

What Makes Up Your Tax Bill

Component	Rate (per $1,000)	Description
Residential Base Rate	$4.53	FY 2025 rate for residential properties
Commercial/Other Rate	$4.47	FY 2025 rate for commercial and other property classes
Special District Assessments	Varies	Water, sewer, lighting districts (varies by location)
Debt Service	Included in base	School bonds and municipal debt service

Important Note: These rates apply to Fiscal Year 2025 (July 1, 2024 - June 30, 2025). Individual towns within Dukes County may have different effective rates due to varying local assessments and special taxing districts. Contact your town assessor's office for location-specific rates and any additional district assessments that may apply to your property.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Dukes 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 in Dukes County are additional property tax assessments that occur when there are changes to a property's ownership, value, or use during the tax year. Common triggers include new construction completion, major renovations that increase assessed value, or changes in property classification (such as converting from residential to commercial use).

When a supplemental assessment is issued, it covers the period from when the change occurred through the end of the current fiscal year. For example, if new construction is completed in January and adds $200,000 to a property's assessed value, the supplemental tax would be calculated as: ($200,000 ÷ $1,000) × $4.53 × (5 months remaining ÷ 12 months) = $377.50. Property owners typically receive supplemental tax bills within 30-60 days of the triggering event and must pay within 30 days of the bill date to avoid penalties.

Example Calculation

$300,000 Home (with Residential Exemption)

Assessed Value: $300,000
Less Residential Exemption: -$30,000 (example amount, requires application)
Net Taxable Value: $270,000
Annual Tax: ($270,000 ÷ $1,000) × $4.53 = $1,223.10
Monthly Escrow: $101.93

$600,000 Home (with Residential and Senior Exemptions)

Assessed Value: $600,000
Less Residential Exemption: -$30,000 (requires application)
Less Senior Exemption: -$1,000 (requires application, age 65+)
Net Taxable Value: $569,000
Annual Tax: ($569,000 ÷ $1,000) × $4.53 = $2,577.57
Monthly Escrow: $214.80

$1,000,000 Home (no credits applied)

Assessed Value: $1,000,000
Net Taxable Value: $1,000,000
Annual Tax: ($1,000,000 ÷ $1,000) × $4.53 = $4,530.00
Monthly Escrow: $377.50

Note: Tax credits shown are examples and actual amounts vary by town. All credits require annual application and are not automatically applied.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Dukes County require borrowers to maintain an escrow account for property tax payments, particularly for loans with less than 20% down payment. Lenders collect monthly payments equal to 1/12th of the annual property tax bill plus a cushion amount (typically 2-3 months of payments) to ensure sufficient funds are available when taxes are due.

Property taxes in Massachusetts are typically due in quarterly installments, though payment schedules can vary by town within Dukes County. Lenders monitor tax bills and make payments directly to the appropriate town collector's office on behalf of homeowners. Property owners should verify that their lender has the correct mailing address and contact information for their town, as Martha's Vineyard's seasonal nature can sometimes complicate mail delivery. Homeowners can request annual escrow account statements and have the right to challenge escrow calculations if they believe the account balance is incorrect.

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Section 6

Frequently Asked Questions

Q: When are property taxes due in Dukes County? A: Payment schedules vary by town within Dukes County. Most towns follow a quarterly payment system, but specific due dates differ. Contact your town collector's office for exact due dates for Fiscal Year 2025.

Q: What tax credits are available and how do I apply? A: Common credits include residential exemptions for primary residences, senior exemptions for qualifying residents over 65, veteran exemptions, and disability exemptions. All credits require annual application by April 1st for the following fiscal year and are not automatically applied.

Q: How does the Homestead exemption work? A: Massachusetts Homestead protection limits assessment increases rather than reducing market value. It caps annual assessment growth and requires filing a Declaration of Homestead with the Registry of Deeds. This is different from tax credits that reduce your tax bill.

Q: When are properties reassessed? A: Massachusetts requires communities to assess properties at full market value annually. Assessment notices are typically mailed in late fall or winter for the following fiscal year.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed with your town's Board of Assessors, typically by February 1st following the assessment. If unsatisfied with the local decision, you can appeal to the Massachusetts Appellate Tax Board.

Q: What are the penalties for late payment? A: Late payments incur interest charges at rates set by Massachusetts law, typically 14% annually. Additional collection costs and legal fees may also apply for significantly delinquent accounts.

Q: Can I pay property taxes online? A: Online payment options vary by town within Dukes County. Check with your specific town collector's office for available electronic payment methods, which may include credit cards, electronic checks, or ACH transfers.

Q: Do special districts affect my tax bill? A: Yes, properties within water districts, sewer districts, or other special service areas may have additional assessments beyond the base property tax rate. These appear as separate line items on your tax bill and vary significantly by location within Dukes County.

Verified Sources

Backed by 9 Official Government Sources

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

Tax Doc

Massachusetts Tax Ratesmass.gov

Assessors Calendar | Town of Tisbury MAtisburyma.gov

Untitledwesttisbury-ma.gov

Massachusetts law about homesteadmass.gov

Residential Exemption | Boston.govboston.gov

Zoning Exemption Decisions | Mass.govmass.gov

Decision of the Martha's Vineyard Commissionmass.gov

table of contentsdukescounty.gov

FY2026 Budget Breakdown by Expense Typewesttisbury-ma.gov

All sources verified as of 2025 Tax Year

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Dukes CountyProperty Tax Guide