Massachusetts Mortgage Calculator
Estimate a Massachusetts mortgage payment with local property taxes built in.
- 2026 figures, checked October 26, 2026
- 2 official sources
- Private: runs in your browser
- How we check our work
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Property taxes and your Massachusetts mortgage payment
Homes in Massachusetts pay an average effective property tax rate of about 1% of value a year, based on Tax Foundation analysis of 2024 Census data. That ranks 16th highest of 51 states, where 1st is the most expensive.
On a $400,000 home that rate works out to about $4,000 a year, or $333 a month added to your mortgage payment through escrow. Rates vary a lot between counties and cities, so use your county's rate once you know where you're buying.
Example: a $400,000 home in Massachusetts
Worked example
With 10% down, a 6.5% 30-year fixed rate, Massachusetts's average property tax rate, $200 a month for insurance and PMI because the down payment is under 20%, the total monthly payment comes to about $2,958.78. Principal and interest are $2,275.44 of that, and property tax adds $333.33.
How to lower a mortgage payment in Massachusetts
- 01
Ask about homestead exemptions
Many states and counties reduce the taxable value of a home you live in. Check with the Massachusetts county appraisal or assessor's office where you buy.
- 02
Shop at least three lenders
Request Loan Estimates on the same day so rates and fees are comparable. Small rate differences add up over 30 years.
- 03
Reach 20% down if you can
On a conventional loan, 20% down avoids private mortgage insurance. If you put less down, you can usually ask to remove it once you owe 80% of the original value.
- 04
Shop homeowners insurance
Premiums vary by insurer and by neighborhood. Get quotes before you make an offer, especially in areas exposed to storms or wildfire.
How this calculator works
Property tax defaults to Massachusetts's effective rate on owner-occupied homes, 1% of value (2024 Census data). Enter your county's rate if you know it.
Principal and interest use the standard amortization formula; insurance, HOA and PMI (under 20% down) are added monthly.
Massachusetts mortgage questions
What is the average property tax rate in Massachusetts?
About 1% of home value a year, according to Tax Foundation analysis of 2024 Census data.
What is the 2026 conforming loan limit in Massachusetts?
The baseline limit for a one-unit home is $832,750 in most areas. Some high-cost counties have higher limits; loans above the limit are jumbo loans.
How do I find my exact property tax in Massachusetts?
Look up the property on your county appraisal or assessor website. The bill depends on the assessed value, exemptions and the combined rates of every taxing district.
Sources
Before you act on this result. Cordwell calculators and guides are educational estimates, not legal, tax, investment, lending or other professional advice. They rely on the numbers you enter and on simplified rules, and they can't see your full situation. Before you file, sign, borrow, invest, hire, change your withholding or form a business based on anything here, meet with a licensed loan officer, real estate attorney or HUD-approved housing counselor who can review your specific facts and confirm the numbers. Rules change, and official agency guidance always controls.