Massachusetts Property Tax Appeal:
How to Fight Your Over-Assessment
In Massachusetts, 48% of appeals succeed with an average savings of $1,500/year. Yet fewer than 5% of homeowners ever file. Here’s how to do it — and how Tax Ghost generates your formal appeal letter for $24.99.
Massachusetts Property Tax Appeal — Key Facts
How to Appeal in Massachusetts
Check your assessment notice
Your county assessor mails assessment notices — usually in spring. The notice shows your assessed value and the appeal deadline. In most states you have 30–90 days from the notice date.
Gather comparable sales
Find 3–5 similar properties in your neighborhood that sold recently at prices below your assessed value. Use Zillow, Redfin, or your county recorder's public records. The more recent and similar the sales, the stronger your case.
File your formal appeal
In Massachusetts, you file with the Municipal Board of Assessors, then Appellate Tax Board. File Application for Abatement with your town/city Board of Assessors by February 1. If denied, appeal to the State Appellate Tax Board within 3 months. File before February 1 (annually).
Present your evidence at the hearing
Show up with your comparables. Be calm and factual. You don't need a lawyer. Appeals boards are accustomed to homeowners representing themselves. Simply demonstrating that comparable properties sold for less than your assessment is often enough to win a reduction.
Expert tip for Massachusetts
Massachusetts uses the term "abatement." You must first exhaust the local assessor's process before going to the Appellate Tax Board.
Get your Massachusetts appeal letter — $24.99
Formal appeal letter citing Mass. Gen. Laws ch. 59, § 59, addressed to the Municipal Board of Assessors, then Appellate Tax Board. Evidence checklist and filing instructions included. PDF delivered in 60 seconds.
Free scan → pay only if you want the letter
Frequently Asked Questions
How do I appeal my property tax assessment in Massachusetts?
In Massachusetts, you file an appeal with the Municipal Board of Assessors, then Appellate Tax Board. The deadline is February 1 (annually). You can file yourself — no attorney required. File Application for Abatement with your town/city Board of Assessors by February 1. If denied, appeal to the State Appellate Tax Board within 3 months.
What is the property tax appeal success rate in Massachusetts?
Approximately 48% of property tax appeals in Massachusetts result in a reduced assessment. The average annual tax savings for successful appeals is around $1,500.
What evidence do I need to win a property tax appeal in Massachusetts?
The strongest evidence is 3–5 recent comparable sales in your neighborhood with sale prices below your assessed value. An independent appraisal is also very effective. You can find comparables on Zillow, Redfin, or your county recorder's public records.
What law governs property tax assessments in Massachusetts?
Property tax assessments in Massachusetts are governed by Mass. Gen. Laws ch. 59, § 59. Under this law, property must be assessed at fair market value — defined as what a willing buyer would pay a willing seller in an arm's-length transaction.
Do I need a lawyer to appeal my property taxes in Massachusetts?
No. The vast majority of successful Massachusetts property tax appeals are filed by homeowners without attorneys. You simply need to file your appeal before the deadline and present evidence (comparable sales) showing your property's market value is lower than the assessed value.