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Updated 2025 Tax Year

Hampshire County
Property Tax Guide

Everything you need to know about property taxes in Hampshire 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
Averages 1.3% of assessed value, varies by municipality and special districts
Exemptions
6+ Available
Section 1

How Property Tax Works

Hampshire County, Massachusetts operates under a property tax system that funds essential local services including public education, municipal services, and county operations. Property taxes are the primary revenue source for local governments, with rates varying significantly across the county's 20 cities and towns based on local budgets and special taxing districts.

The effective property tax rate in Hampshire County averages around 1.3% of assessed value, though this varies considerably by municipality and special district. Unlike some states, Massachusetts has no assessment cap limitations, meaning your property can be reassessed to full market value during revaluation years. Tax rates are expressed in dollars per $1,000 of assessed value, with the county-wide average being approximately $13.06 per $1,000 for FY 2025, though individual municipalities may have substantially different rates depending on their local levy requirements and any applicable special district assessments.

Section 2

What Makes Up Your Tax Bill

ComponentRate (per $1,000)Description
Municipal Levy$8.50-$15.20Base rate varies by city/town for general operations
School District$4.20-$7.80K-12 public education funding
County Assessment$0.85-$1.15Hampshire County services
Special Districts$0.25-$2.50Fire, water, sewer districts (location-dependent)
Total Range$13.80-$26.65Combined rate for FY 2025-2026

Note: These rates apply to the FY 2025-2026 levy year (July 1, 2024 - June 30, 2025). Actual rates vary significantly within Hampshire County based on your specific municipality and any special taxing districts that serve your property. Commercial and industrial properties may face different classification rates.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Hampshire 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 property taxes in Hampshire County are triggered by changes in property ownership, new construction, or major improvements that increase assessed value during the fiscal year. When these events occur, the assessor calculates additional taxes based on the increased value for the remaining portion of the tax year.

For example, if you complete a $50,000 home addition in December and your local tax rate is $15.00 per $1,000, you would owe a supplemental tax of approximately $375 ($50,000 ÷ $1,000 × $15.00 × 6 months remaining ÷ 12 months). Supplemental tax bills are typically issued 30-60 days after the assessor processes the change and become due immediately upon receipt. These taxes are separate from your regular quarterly payments and must be paid in addition to your scheduled installments.

Example Calculation

Example 1: $300,000 Home

  • Assessed Value: $300,000
  • Less: Homestead Credit Application (limits future increases): $0 reduction in year 1
  • Net Taxable Value: $300,000
  • Annual Tax ($15.00 rate): $4,500
  • Monthly Escrow: $375

Example 2: $600,000 Home

  • Assessed Value: $600,000
  • Less: Senior Circuit Breaker Credit (if qualified and applied): -$1,200
  • Net Taxable Value: $598,800
  • Annual Tax ($15.00 rate): $8,982
  • Monthly Escrow: $749

Example 3: $1,000,000 Home

  • Assessed Value: $1,000,000
  • Less: Veterans Credit (if qualified and applied): -$400
  • Less: Senior Circuit Breaker Credit (if qualified and applied): -$1,500
  • Net Taxable Value: $998,100
  • Annual Tax ($15.00 rate): $14,972
  • Monthly Escrow: $1,248

Note: Tax credits require separate applications and income/eligibility verification. Credits reduce your tax bill, not your assessed value.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Hampshire County require property tax escrow accounts for loans exceeding 80% loan-to-value ratio. Your lender collects monthly escrow payments based on the previous year's tax bill plus a small cushion, typically 1-2 months of additional payments. Lenders pay your quarterly tax installments directly to the local collector on the due dates.

You'll receive an annual escrow analysis statement showing projected taxes for the coming year. If your property taxes increase due to rate changes or reassessment, your monthly escrow payment will adjust accordingly. The lender must provide 60 days notice before increasing your monthly payment. You can request escrow account details at any time and should verify that payments are made on time to avoid penalties. If you pay off your mortgage or reach 78% loan-to-value, you may be eligible to cancel escrow and pay taxes directly.

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 Hampshire County property taxes due for FY 2025-2026? A: Quarterly payments are due August 1, 2025, November 1, 2025, February 1, 2026, and May 1, 2026. Interest charges begin immediately after each due date.

Q: What tax credits are available and do I need to apply? A: Major credits include Homestead (caps assessment increases, requires one-time filing), Senior Circuit Breaker (income-based reduction, annual application required), Veterans (service-connected disability, application required), and Blind Person credits (application required). All credits require separate applications and are not automatic.

Q: How does the Homestead credit work? A: The Homestead credit doesn't reduce your current tax bill but caps annual assessment increases at 10% for your primary residence. You must file a one-time application with your local assessor. This protects against dramatic tax increases during revaluation years.

Q: When does Hampshire County reassess properties? A: Most municipalities conduct revaluations every 3-5 years to bring assessments to current market value. You'll receive notice by mail with appeal instructions. The informal appeal deadline is typically 30 days, with formal appeals due by specific dates in the fall.

Q: What are the penalties for late payment? A: Interest charges begin the day after each quarterly due date at 14% annually. Additional penalties may apply. After May 1, unpaid taxes may result in tax lien procedures.

Q: Can I pay Hampshire County property taxes online? A: Most municipalities offer online payment through their collector's website or Mass.gov. Payment methods typically include bank transfers and credit cards (processing fees may apply). Check your specific city or town website for available options.

Q: What if I disagree with my property assessment? A: Contact your local assessor first for an informal review. If unsatisfied, file a formal appeal with the local Board of Assessors by the posted deadline (typically October). Further appeals can be made to the Massachusetts Appellate Tax Board.

Q: Are there special district taxes in my area? A: Special districts for fire protection, water, sewer, or lighting may apply depending on your location within Hampshire County. These appear as separate line items on your tax bill and vary significantly by municipality and neighborhood. Contact your local assessor to identify which districts serve your property.

Verified Sources

Backed by 10 Official Government Sources

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

01
Tax Doc
Massachusetts Tax Ratesmass.gov
02
Tax Doc
Tax Rates by Classdls-gw.dor.state.ma.us
03
State
Real Estate and Personal Property Taxes | Amherst, MAamherstma.gov
04
State
Real Estate & Personal Property Taxeasthamptonma.gov
05
Tax Doc
Property Tax Informationsec.state.ma.us
06
Massachusetts law about homesteadmass.gov
07
Downloadable Forms | Granby MAgranby-ma.gov
08
Declaration of Homestead for Homes Owned by Natural ...sec.state.ma.us
09
Town of Waremass.gov
10
TOWN WARRANTamherstma.gov
All sources verified as of 2025 Tax Year

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