Massachusetts real estate investing data by county
Updated 2026-11-09 · Official Census, HUD, NAIC and FHFA figures
What does it cost to own and rent in Massachusetts?
Across Massachusetts's 14 counties, the median county has an effective property tax rate of 1.10%, a median home value of $544,450 and a median rent of $1,484 a month. Middlesex, the most populous county, has a median home value of $687,200 and a 1.05% tax rate. Property tax is lowest in Nantucket (0.22%) and highest in Hampden (1.57%). The average homeowners premium is $2,134 a year. On a $250,000 purchase, the Middlesex rate works out to about $2,625 a year in property tax.
- Median property tax rate
- 1.10%
- Median home value
- $544,450
- Median rent / month
- $1,484
- Average insurance / year
- $2,134
Is there a transfer tax in Massachusetts?
$4.56 per $1,000 of consideration ($2.28 per $500) outside Barnstable County, on consideration less liens remaining on the property; none if consideration is $100 or less. Barnstable County differs: $6.48 per $1,000 combined ($3.42 state plus $3.06 county) per its registry. Rules change and exemptions exist, so confirm with your title company. Plymouth County Registry of Deeds; base in G.L. c.64D s.1
Massachusetts property tax, home values and rent by county
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| Middlesex | 1.05% | $7,240 | $687,200 | $2,126 | $3,584 | 7.8% | 6.2% |
|---|---|---|---|---|---|---|---|
| Worcester | 1.33% | $5,207 | $390,700 | $1,347 | $2,560 | 9.1% | 6.9% |
| Essex | 1.07% | $6,267 | $584,000 | $1,673 | $3,584 | 8.4% | 6.7% |
| Suffolk | 0.67% | $4,533 | $680,700 | $2,069 | $3,584 | 6.2% | 6.4% |
| Norfolk | 1.09% | $7,081 | $649,400 | $2,072 | $3,584 | 7.7% | 6.0% |
| Bristol | 1.11% | $4,685 | $421,800 | $1,181 | $2,302 | 8.9% | 6.8% |
| Plymouth | 1.24% | $6,345 | $513,000 | $1,655 | $3,015 | 8.9% | 6.8% |
| Hampden | 1.57% | $4,332 | $276,300 | $1,105 | $2,241 | 8.9% | 6.3% |
| Barnstable | 0.71% | $4,090 | $575,900 | $1,596 | $3,121 | 10.5% | 7.3% |
| Hampshire | 1.47% | $5,326 | $363,400 | $1,332 | $2,663 | 8.7% | 5.9% |
| Berkshire | 1.37% | $3,891 | $283,800 | $1,042 | $2,409 | 9.7% | 6.2% |
| Franklin | 1.51% | $4,595 | $303,400 | $1,169 | $2,242 | 9.8% | 6.7% |
| Dukes | 0.50% | $5,503 | $1,104,100 | $1,371 | $2,783 | 11.9% | 9.2% |
| Nantucket | 0.22% | $2,985 | $1,387,000 | $2,070 | $4,269 | — | — |
Common questions
What is the typical property tax rate in Massachusetts?
The median Massachusetts county has an effective property tax rate of 1.10%, calculated from median taxes paid and median home value in the Census American Community Survey (2019-2023). Rates range from 0.22% in Nantucket to 1.57% in Hampden.
How much is homeowners insurance in Massachusetts?
The average Massachusetts HO-3 homeowners premium was $2,134 a year in 2023, according to the NAIC. That ranks 8 of 51 among the states and DC. This is a statewide average, so get a quote for the specific property.
What is fair market rent in Middlesex, Massachusetts?
HUD's 2027 Fair Market Rent for a three-bedroom home in Middlesex is $3,584 a month, and $3,008 for a two-bedroom. HUD sets these at about the 40th percentile of rents, including utilities, so treat them as a cautious baseline.
How fast have home prices risen in Massachusetts?
The median Massachusetts county saw home prices rise 8.9% a year over the five years to 2025, according to the FHFA House Price Index. In Middlesex, the ten-year pace was 6.2% a year. Those years include an unusually strong run, so don't assume the same pace going forward.
Where these numbers come from
Tax rate is median real estate taxes paid divided by median owner-occupied home value, ACS 2019-2023. A buyer may be reassessed higher than a long-time owner, so check the county's actual rate. Rents are HUD Fair Market Rents for 2027. Insurance is the NAIC 2023 statewide HO-3 average. Price changes are annualized from FHFA's developmental county House Price Index through 2025, and a dash means FHFA doesn't report that county. Past growth doesn't predict future growth. Updated 2026-11-09. Estimates only, not financial advice.
Run a Massachusetts deal with these numbers
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