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Updated 2025 Tax Year

Suffolk County
Property Tax Guide

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

7 Official Sources
8 min read
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Quick Facts
Tax Rate
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Section 1

How Property Tax Works

Suffolk County, Massachusetts operates under a unified property tax system primarily administered through the City of Boston, which encompasses the majority of the county's population and property. Property taxes serve as a crucial funding mechanism for essential municipal services including public education, police and fire protection, public works, and local government operations. The county's property tax system follows Massachusetts state guidelines while maintaining local assessment and collection procedures.

The effective property tax rate in Suffolk County varies by municipality, with Boston representing the largest jurisdiction. Property owners can expect rates that reflect the county's urban nature and comprehensive service delivery. The tax system is based on assessed property values, with assessments reflecting fair market value as determined by local assessors. Property taxes are collected annually, though payment options may include quarterly installments to help manage the financial burden for property owners.

Section 2

What Makes Up Your Tax Bill

ComponentRateDescription
Residential Tax Rate$10.57 per $1,000Base rate for residential properties in Boston (2024)
Commercial/Industrial Rate$24.49 per $1,000Rate for commercial and industrial properties
Personal Property Rate$24.49 per $1,000Rate for business personal property
Municipal ServicesIncluded in basePolice, fire, public works, administration
School DistrictIncluded in baseBoston Public Schools funding
Capital ProjectsIncluded in baseInfrastructure and facility improvements
Debt ServiceIncluded in baseBond payments for municipal improvements

Note: Rates shown are for Boston, which comprises most of Suffolk County. Rates may vary slightly in other municipalities within the county.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Suffolk 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 Suffolk County are additional assessments that occur when property undergoes significant changes during the tax year. The most common triggers include new construction completion, major renovations that increase property value, or subdivision of existing parcels. Unlike some other Massachusetts counties, Suffolk County typically incorporates these changes into the following year's assessment rather than issuing mid-year supplemental bills.

When supplemental taxes do apply, they are calculated based on the increased assessed value multiplied by the applicable tax rate, prorated for the portion of the tax year remaining after the triggering event. For example, if a $100,000 home addition is completed on January 1st and increases the assessed value by that amount, the supplemental tax would be $100,000 × $10.57/$1,000 = $1,057 for the full year. Property owners receive notice of supplemental assessments and have appeal rights similar to regular property tax assessments.

Example Calculation

Example 1: $300,000 Residential Property

  • Assessed Value: $300,000
  • Less: Standard Exemptions: $0 (assuming no qualifying exemptions)
  • Net Taxable Value: $300,000
  • Tax Calculation: $300,000 × $10.57/$1,000 = $3,171
  • Annual Tax: $3,171
  • Monthly Escrow: $264.25

Example 2: $600,000 Residential Property

  • Assessed Value: $600,000
  • Less: Standard Exemptions: $0 (assuming no qualifying exemptions)
  • Net Taxable Value: $600,000
  • Tax Calculation: $600,000 × $10.57/$1,000 = $6,342
  • Annual Tax: $6,342
  • Monthly Escrow: $528.50

Example 3: $1,000,000 Residential Property

  • Assessed Value: $1,000,000
  • Less: Standard Exemptions: $0 (assuming no qualifying exemptions)
  • Net Taxable Value: $1,000,000
  • Tax Calculation: $1,000,000 × $10.57/$1,000 = $10,570
  • Annual Tax: $10,570
  • Monthly Escrow: $880.83

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Suffolk County require property tax escrow accounts for borrowers with less than 20% down payment. The lender collects monthly property tax payments along with principal and interest, depositing these funds into an escrow account. Lenders typically collect an additional 1-2 months of property taxes at closing to establish the escrow account and ensure adequate funds for tax payments.

Property tax bills in Suffolk County are typically due in quarterly installments, and lenders coordinate payment timing to ensure taxes are paid before delinquency dates. Property owners should verify that their lender has current tax information and is making timely payments. The City of Boston Treasury Department provides online verification services and payment options for both individual property owners and lending institutions. For escrow account management and tax payment verification, property owners can access resources at https://www.boston.gov/departments/treasury.

How HonestCasa Helps
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Section 6

Frequently Asked Questions

Q: When are property taxes due in Suffolk County? A: Property taxes are typically due quarterly, with specific dates varying by municipality. Boston generally follows a July 1st fiscal year with quarterly payments due August 1st, November 1st, February 1st, and May 1st.

Q: What exemptions are available for property owners? A: Common exemptions include residential exemptions for owner-occupants, senior citizen exemptions, veteran exemptions, and disability exemptions. Contact the local assessor's office to determine eligibility and application procedures.

Q: How often are properties reassessed? A: Massachusetts requires periodic revaluation, typically every three years, though assessors may adjust individual property values annually based on market conditions and property improvements.

Q: How can I appeal my property assessment? A: Property owners can file an abatement application with the local board of assessors, typically due by February 1st following the tax year. If denied, appeals can be made to the Appellate Tax Board.

Q: What happens if I pay my property taxes late? A: Late payments incur interest charges at a rate set by Massachusetts law, currently 14% annually. Continued delinquency can result in tax liens and eventual foreclosure proceedings.

Q: Can I pay property taxes online? A: Yes, most Suffolk County municipalities offer online payment options through their official websites. For Boston, visit the Treasury Department portal for secure online payments.

Q: How do I verify my property's assessed value? A: Property assessments are public records available through the local assessor's office. For Boston properties, use the property lookup tool at https://www.boston.gov/departments/assessing.

Q: What if I disagree with my property's assessed value? A: Property owners have the right to meet with assessors to discuss valuations and can file formal abatement applications if they believe the assessment is incorrect or unfair compared to similar properties.

Verified Sources

Backed by 7 Official Government Sources

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

01
County
Suffolk County Assessorboston.gov
02
County
Suffolk County Assessorboston.gov
03
Tax Doc
Massachusetts Tax Ratesmass.gov
04
Tax Doc
Tax Rates by Classdls-gw.dor.state.ma.us
05
Tax Doc
How We Tax Your Propertyboston.gov
06
Tax Doc
Supplemental tax lien citation notice explaining risks of ...mass.gov
07
Tax Doc
Tax Lien Citation Notice Explaining Risks of Foreclosuremass.gov
All sources verified as of 2025 Tax Year

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