Norfolk County Property Tax Appeal — Massachusetts

Rob Hartley·Updated February 16, 2026

Norfolk County is located in eastern Massachusetts with Dedham as its county seat. At the 2020 census, the population was approximately 725,981, making it one of the state's most populous counties. Major population centers include Quincy (known as the City of Presidents), Brookline, Braintree, Weymouth, and Dedham. Property tax appeals matter significantly in Norfolk County due to the substantial tax burden residents face—the median annual property tax bill of approximately $7,156 is nearly three times the national median of $2,400. With a median home value of $592,100 to $722,600 (depending on the source) and an effective tax rate of approximately 1.01-1.18%, Norfolk County property owners pay some of the highest property taxes in the nation, ranking 60th among 3,143 U.S. counties.

Notable cities: Quincy, Brookline, Braintree, Weymouth, Dedham, Needham, Wellesley, Milton, Canton, Norwood

Median Home

$592,100

Tax Rate

1.18%

Annual Tax

$7,156

Population

725,981

2026 Appeal Deadline: February 1, 2026 (or within 30 days of the first installment of the actual property tax bill, typically the third quarter bill)

Under Massachusetts law, an application for abatement must be filed on or before the due date for the first installment of your actual property tax bill, which is usually February 1 if your community bills quarterly. This is when the third quarter bill is due. Property taxes are assessed as of January 1 each year for the fiscal year running July 1 through June 30.

Property in Norfolk County, Massachusetts — local tax assessment and appeal guide

How Norfolk County Assesses Property

100%of market value

Assessed by: Local Board of Assessors (municipal level - each city/town has its own)

Assessment cycle: annual

Notices typically mailed: Spring (typically by mid-May)

In Massachusetts, property is assessed at 100% of fair market value, meaning assessed value equals market value. For example, if your home's market value is $592,100 (Norfolk County's median), at Massachusetts's 100% assessment ratio your assessed value would be $592,100. At Norfolk County's effective rate of 1.18%, this results in approximately $6,987 in annual property taxes. The state requires all towns to complete a statistical revaluation every three years with a full inspection in the ninth year to ensure assessments reflect current market conditions.

The Appeal Process

Appeals are heard by the Appellate Tax Board. At the Appellate Tax Board hearing, you will present evidence first since the burden of proof is on the taxpayer to show overvaluation. The hearing typically lasts 1-2 hours for residential properties. The assessors then have an opportunity to present their evidence and cross-examine your testimony. An ATB Commissioner presides over the hearing.

Step 1: File an Application for Abatement with your local Board of Assessors by February 1, 2026 (or within 30 days of receiving your actual tax bill). This preserves your right to appeal.

Step 2: Gather supporting evidence including recent comparable sales data, professional appraisals, photographs of property condition, repair estimates for defects, and property record cards from the assessor showing your home's characteristics.

Step 3: Submit your completed application with all supporting documentation to your municipal Board of Assessors. The assessors will review your application and may schedule an informal meeting or property inspection.

Step 4: Wait for the Board of Assessors' decision. If they deny your application or fail to act within three months (deemed denial), you receive a notice with the action date.

Step 5: If denied at the local level, file an appeal with the Massachusetts Appellate Tax Board within three months of the date of denial (not the mailing date). You can choose formal or informal procedure.

Step 6: The Appellate Tax Board will schedule a hearing, typically 4-12 months after filing. Present your evidence showing the property's fair market value is less than the assessed value.

Step 7: If unsuccessful at the Appellate Tax Board under formal procedure, you may appeal the decision to Massachusetts Appeals Court within 30 days of the ATB decision.

Required form: Application for Abatement form (available from local Board of Assessors)

Filing Methods

mail:Mail application to your local town/city Board of Assessors office

in-person:Submit application in person at your local town/city Board of Assessors office

online:Some municipalities may offer online submission - check with your local assessor

Evidence to Bring

Recent comparable sales data (sales within the past year in your neighborhood)Professional appraisal reportPhotographs showing property condition or defectsRepair estimates for any damage or needed improvementsProperty record card from assessor's officeSales data for similar properties assessed at lower values

Norfolk County Assessor Contact

Local Board of Assessors (municipal - contact your town/city)

Phone: Varies by municipality - Example Norfolk: (508) 528-1120

Address: Each municipality has its own assessor - Example: Town of Norfolk Assessors, One Liberty Lane, Norfolk, MA 02056

Website: https://www.mass.gov/orgs/department-of-revenue (state) or contact your local town/city assessor

Hours: Varies by municipality - Example Norfolk: Monday-Thursday 9 AM - 6 PM, Friday Closed

Tax Exemptions in Norfolk County

Homestead Exemption

$125,000 automatic protection; $1,000,000 with filed Declaration of Homestead; up to $1,000,000 per person for elderly (62+) or disabled

Protects your primary residence from creditor claims and forced sale to satisfy unsecured debt

Eligibility: Must occupy or intend to occupy the property as your principal residence. Automatic $125,000 protection applies to all homeowners. Filing a Declaration of Homestead at the Registry of Deeds increases protection to $1,000,000.Deadline: Can be filed anytime - becomes effective immediately upon recording at Registry of Deeds. Filing fee is $35.

Elderly Exemption (Clause 41C)

$750

Property tax exemption for senior citizens meeting income and asset requirements

Eligibility: Must be 65 years old as of July 1; income cannot exceed $20,000 (single) or $30,000 (married); assets cannot exceed $40,000 (single) or $55,000 (married); must have owned and occupied property for 5 years. Social Security income exclusions apply.Deadline: Typically April 1 or as specified by local assessor - check with your municipality

Blind Exemption (Clause 37)

$500

Tax reduction for homeowners who are legally blind

Eligibility: Must be legally blind as of July 1 with certification from the Massachusetts Commission for the Blind attached to applicationDeadline: Typically April 1 or as specified by local assessor

Disabled Veteran Exemption

Varies based on disability percentage and eligibility criteria

Property tax exemption for qualifying disabled veterans and their surviving spouses

Eligibility: Must be a veteran with service-connected disability or surviving spouse/minor child. Requirements vary by clause (22, 22A-22F). Contact local assessor for specific eligibility.Deadline: Typically April 1 annually

Community Preservation Act (CPA) Surcharge Exemption

Approximately $25-$175 annually (varies by municipality)

Full abatement of CPA real estate tax surcharge for qualifying low-income households

Eligibility: Must meet age, household size, and income requirements as established in the Community Preservation ActDeadline: Contact local assessor for specific deadline

Official Resources

Massachusetts Appellate Tax Board - Property Tax Appeals →

Official state agency for filing second-level property tax appeals after local assessor denial, with forms, filing fees, and hearing information.

Massachusetts Department of Revenue - Property Tax Information →

Comprehensive property tax resources including exemption applications, assessment information, and guidance for property owners throughout Massachusetts.

Norfolk County Registry of Deeds - Homestead Declarations →

Information about filing Declaration of Homestead to protect up to $1,000,000 of home equity, with forms and recording requirements.

https://Mass.gov - Filing an Appeal with the Appellate Tax Board →

Step-by-step guide to filing property tax appeals with the ATB, including required forms, filing fees, deadlines, and procedural rules.

Check Your Norfolk County Assessment

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Norfolk County, Massachusetts for 2026?

The deadline to file a property tax appeal (Application for Abatement) in Norfolk County is February 1, 2026, which is typically the due date for the third quarter tax bill if your municipality bills quarterly. You must file your application with your local Board of Assessors by this date to preserve your right to appeal. If you miss this deadline, you lose your right to appeal that year's assessment. The deadline is strictly enforced, so it's critical to file on time even if you haven't completed gathering all your evidence.

How do I file a property tax appeal with my local Board of Assessors in Norfolk County?

To file an appeal in Norfolk County, you must submit an Application for Abatement to your local town or city Board of Assessors by February 1, 2026. Contact your municipal assessor's office to obtain the application form, or download it from their website. Complete the form with details about why you believe your assessment is too high, and include supporting evidence such as recent comparable sales, a professional appraisal, photographs of property defects, or repair estimates. Submit the application by mail, in person, or online if your municipality offers electronic filing. Keep copies of everything you submit.

What happens if my local Board of Assessors denies my property tax appeal in Norfolk County?

If your local Board of Assessors denies your Application for Abatement, you have the right to appeal to the Massachusetts Appellate Tax Board (ATB). You must file your ATB appeal within three months from the date the assessors voted to deny your application, not the date you received the notice. The ATB filing requires a petition form and a filing fee based on your assessed value ($10 for properties under $20,000, $50 for properties $20,000-$100,000, and higher fees for more valuable properties). You can choose between formal or informal hearing procedures at the ATB.

How much can I save by appealing my property taxes in Norfolk County?

The potential savings from a successful property tax appeal in Norfolk County depends on how much your assessment is reduced. With Norfolk County's effective tax rate of approximately 1.18%, every $10,000 reduction in assessed value saves you about $118 annually in property taxes. For example, if you successfully argue that your home is worth $550,000 instead of $600,000, you would save approximately $590 per year. Given that the median home value in Norfolk County is $592,100, even a 5-10% reduction in an overassessed property could save homeowners $348 to $697 annually. These savings continue year after year until the next revaluation.

What evidence do I need to win a property tax appeal in Norfolk County?

To win a property tax appeal in Norfolk County, you need evidence proving your property's fair market value is less than its assessed value. The most persuasive evidence includes recent comparable sales (homes similar to yours that sold for less within the past 6-12 months), a professional appraisal conducted as of January 1 of the tax year, photographs documenting property defects or conditions that reduce value, contractor estimates for needed repairs, and the assessor's property record card showing any errors in how your home was recorded. Since the burden of proof is on you as the taxpayer, thorough documentation is essential. The assessors' valuation is presumed correct, so you must overcome this presumption with credible evidence.

Are property assessments done at the county level in Norfolk County, Massachusetts?

No, unlike many other states, Massachusetts does not assess property taxes at the county level. In Norfolk County, each individual city and town has its own Board of Assessors responsible for assessing all properties within that municipality. This means tax rates, assessment practices, exemption programs, and appeal procedures can vary significantly between Norfolk County towns. For example, Braintree has a tax rate of $9.95 per $1,000, while Norfolk has a rate of $14.87 per $1,000. You must contact your specific municipality's Board of Assessors to file an appeal or apply for exemptions.

What is the homestead exemption worth in Norfolk County, and how do I apply?

In Norfolk County, Massachusetts residents automatically receive $125,000 in homestead protection for their primary residence without filing anything. However, by filing a Declaration of Homestead with the Norfolk County Registry of Deeds, you increase this protection to $1,000,000 (increased from $500,000 in August 2024). Elderly homeowners aged 62 or older and disabled persons can each claim up to $1,000,000 in personal protection. The homestead exemption protects your home equity from forced sale to satisfy unsecured creditor claims (though it doesn't protect against tax liens, mortgages, or child support obligations). To apply, complete the Declaration of Homestead form, have it notarized, and record it at the Norfolk County Registry of Deeds for a $35 filing fee.

How does the Massachusetts Appellate Tax Board hearing work for Norfolk County appeals?

At an Appellate Tax Board hearing for a Norfolk County property tax appeal, you (the taxpayer) present your evidence first because you bear the burden of proving the assessors overvalued your property. A Commissioner presides over the hearing, which typically lasts one to two hours for residential properties. You present your evidence such as comparable sales, appraisals, and photographs, then the assessors have the opportunity to cross-examine you and present their own evidence supporting their valuation. The hearing is less formal under the informal procedure, with relaxed rules of evidence. The ATB issues a written decision, usually within several months after the hearing. If you filed under the formal procedure and disagree with the decision, you can appeal to Massachusetts Appeals Court within 30 days.

For state-wide appeal information including Massachusetts's assessment ratio and deadlines, see our Massachusetts Property Tax Appeal Guide →

Considering professional help with your appeal? Compare pricing, coverage, and pros/cons in our Best Property Tax Appeal Services (2026) or browse side-by-side service comparisons →

More Massachusetts Counties

Essex County (Lynn)Middlesex County (Cambridge)Suffolk County (Boston)Worcester County (Worcester)

← All Massachusetts property tax appeal info

Sources: https://www.mass.gov/orgs/appellate-tax-board | https://www.ownwell.com/trends/massachusetts/norfolk-county | https://smartasset.com/taxes/massachusetts-property-tax-calculator | https://massbaymovers.com/blog/norfolk-county-ma-property-taxes/ | https://www.norfolkdeeds.org/services/homestead/ | https://en.wikipedia.org/wiki/Norfolk_County,_Massachusetts | https://www.mass.gov/filing-an-appeal-with-the-appellate-tax-board

Last verified: 2026-02-16