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Updated 2025 Tax Year

Essex County
Property Tax Guide

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

10 Official Sources
8 min read
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Quick Facts
Tax Rate
$10-$15+ per $1,000 of assessed value (varies by municipality)
Exemptions
5+ Available
Section 1

How Property Tax Works

Essex County, Massachusetts operates under a property tax system that serves as the primary funding mechanism for local municipal services, including public education, police and fire protection, road maintenance, and other essential community services. Property taxes in Essex County are administered at the municipal level, with each of the county's 34 cities and towns setting their own tax rates based on local budget requirements and state regulations.

Property tax rates in Essex County vary significantly by municipality, reflecting different service levels, infrastructure needs, and local fiscal policies. Tax rates are expressed per $1,000 of assessed value, with rates typically ranging from around $10 to over $15 per $1,000 of assessed value. For example, Hamilton has one of the higher rates at $15.65 per $1,000 for 2025. The effective tax rate generally aligns with Massachusetts' statewide average of approximately 1% of property value, though individual communities may vary above or below this benchmark depending on local circumstances and property values.

Section 2

What Makes Up Your Tax Bill

ComponentRate RangeDescription
Municipal Levy$8.00-$12.00 per $1,000Base property tax to fund general municipal operations, services, and infrastructure
School Assessment$3.00-$6.00 per $1,000Portion allocated to local school districts and regional education costs
Community Preservation Act (CPA)Up to 3% surchargeOptional surcharge for historic preservation, affordable housing, and open space (varies by municipality)
Debt Service$0.50-$2.00 per $1,000Payment of principal and interest on municipal bonds and long-term debt
State/County Assessments$0.15-$0.65 per $1,000Required payments to state and county for shared services and programs

Note: Actual rates vary by municipality within Essex County. Total combined rates typically range from $10.65 to $15.65 per $1,000 of assessed value.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Essex 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 tax bills in Essex County are issued when property undergoes changes that result in an increased market value during the tax year. The primary triggers include new construction, major renovations, additions, or significant improvements that were not reflected in the original annual assessment. When construction or improvements are completed, the local assessor determines the added value and calculates a prorated tax amount for the remaining portion of the fiscal year.

The supplemental tax is calculated by taking the difference between the new assessed value and the original assessed value, multiplying by the applicable tax rate, and then prorating based on the number of months remaining in the fiscal year. For example, if a homeowner completes a $50,000 addition in January and their municipal tax rate is $14.00 per $1,000, the supplemental tax would be calculated as: ($50,000 ÷ $1,000) × $14.00 × (remaining months ÷ 12). This ensures property owners pay taxes on their property's current value rather than waiting until the next full assessment cycle.

Example Calculation

Example 1: $300,000 Property

  • Assessed Value: $300,000
  • Less Homestead Exemption: -$0 (exemption affects assessment appeals, not direct tax reduction)
  • Net Taxable Value: $300,000
  • Tax Rate: $14.00 per $1,000
  • Annual Tax: ($300,000 ÷ $1,000) × $14.00 = $4,200
  • Monthly Escrow: $4,200 ÷ 12 = $350

Example 2: $600,000 Property

  • Assessed Value: $600,000
  • Less Homestead Exemption: -$0
  • Net Taxable Value: $600,000
  • Tax Rate: $14.00 per $1,000
  • Annual Tax: ($600,000 ÷ $1,000) × $14.00 = $8,400
  • Monthly Escrow: $8,400 ÷ 12 = $700

Example 3: $1,000,000 Property

  • Assessed Value: $1,000,000
  • Less Homestead Exemption: -$0
  • Net Taxable Value: $1,000,000
  • Tax Rate: $14.00 per $1,000
  • Annual Tax: ($1,000,000 ÷ $1,000) × $14.00 = $14,000
  • Monthly Escrow: $14,000 ÷ 12 = $1,167

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Essex County require borrowers to maintain an escrow account to ensure timely payment of property taxes. The lender collects monthly escrow payments along with principal and interest, depositing these funds into a separate escrow account. Property taxes are paid quarterly in Essex County, with due dates of February 1st, May 1st, August 1st, and November 1st. Lenders typically pay these taxes on behalf of homeowners before each quarterly deadline.

Lenders are required to conduct annual escrow analyses to ensure adequate funds are collected. If property taxes increase, monthly escrow payments will be adjusted accordingly, often with the option to pay any shortage over 12 months or in a lump sum. Property owners should verify that their lender has received tax bills and made payments on time, as ultimate responsibility for tax payment remains with the property owner. Homeowners can typically access escrow account statements and payment records through their lender's online portal or customer service department.

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 Essex County? A: Property taxes are due quarterly on February 1st, May 1st, August 1st, and November 1st each year.

Q: What homeowner exemptions are available? A: Massachusetts offers homestead protection up to $125,000 automatically, or up to $1,000,000 with filing. Additional exemptions may be available for seniors, veterans, and disabled individuals - contact your local assessor's office for details.

Q: How often are properties reassessed? A: Massachusetts requires municipalities to assess properties at full market value, with most Essex County communities conducting regular revaluations every 3-5 years or maintaining annual adjustments.

Q: Can I appeal my property assessment? A: Yes, property owners can appeal assessments to the local Board of Assessors, typically within 30 days of receiving tax bills, and subsequently to the Appellate Tax Board if necessary.

Q: What happens if I pay property taxes late? A: Late payments incur interest charges at a rate of 14% per year from the due date, and properties may eventually face tax lien proceedings.

Q: Can I pay property taxes online? A: Most Essex County municipalities offer online payment options through their official websites or third-party payment processors, though convenience fees may apply.

Q: How do I find my municipality's exact tax rate? A: Contact your local assessor's office or visit your municipality's website, as rates vary significantly among Essex County's 34 cities and towns.

Q: What is the Community Preservation Act surcharge? A: The CPA is an optional surcharge (up to 3%) that some municipalities adopt to fund historic preservation, affordable housing, and open space projects - not all Essex County communities participate.

Q: Are personal property taxes separate from real estate taxes? A: Yes, personal property taxes on business equipment and vehicles are separate and due on the same quarterly schedule (August 1st, November 1st, February 1st, and May 1st).

Q: How do I update my mailing address for tax bills? A: Contact your local assessor's office directly to update your address, as tax bills are typically mailed to the address on record with the municipality.

Verified Sources

Backed by 10 Official Government Sources

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

01
Town of Hamiltonhamiltonma.gov
02
Tax Doc
Town of Middleton Property Tax Classification Hearing ...middletonma.gov
03
Tax Doc
FY 2025 Tax Rate - Town of Hamilton, MAhamiltonma.gov
04
Personal Property - Town of Hamilton, MAhamiltonma.gov
05
Tax Doc
Massachusetts DOR Tax Due Dates and Extensionsmass.gov
06
Tax Doc
Property Tax Billing And Collectionswampscottma.gov
07
Massachusetts law about homesteadmass.gov
08
Housing Programssalemma.gov
09
Residential Exemption Calculatordls-gw.dor.state.ma.us
10
Frequently Asked Questions | City of Newton, MAnewtonma.gov
All sources verified as of 2025 Tax Year

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