AppealDesk

Plymouth County Property Tax Appeal, Massachusetts

Travis BunnTravis Bunn·Updated July 22, 2026

Plymouth County is located in southeastern Massachusetts, south of Boston, with county seats in Plymouth and Brockton. With a 2020 census population of 530,819, the county is home to major cities including Brockton (the largest city), Plymouth, Quincy, and coastal communities like Marshfield, Hingham, and Duxbury. Property tax appeals are particularly important here because Plymouth County has one of the highest median property taxes in the United States, ranking 92nd of 3,143 counties, with residents paying a median of $3,670 annually. The county's effective property tax rate of 1.02% is near the national median of 1.02% but results in higher bills due to elevated property values, making careful review of assessments critical for homeowners.

Notable cities: Brockton, Plymouth, Quincy, Marshfield, Hingham, Duxbury

Median Home

$360,700

Tax Rate

1.02%

Annual Tax

$3,670

On the typical Plymouth County home, valued near $360,700 at the county’s effective tax rate of 1.02%, an over-assessment of even 10% means you are overpaying year after year until you appeal it. Here is how to find out if yours qualifies.

2026 Appeal Deadline: February 1, 2026, or 30 days from the mailing of the third quarter actual tax bill, whichever is later

Applications must be filed by February 1, 2026 (or the next business day if it falls on a weekend) for Fiscal Year 2026. This deadline aligns with the due date of the first installment of the actual tax bill, which is typically the third quarter bill mailed in late December. Missing this deadline means waiting another full year to appeal.

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Cape Cod style Massachusetts home. Plymouth County appeal guide.

How Plymouth County Assesses Property

100%of market value

Assessed by: Local Municipal Board of Assessors (Each city/town has its own assessor)

Assessment cycle: annual

Notices typically mailed: Spring (December for actual bills)

Massachusetts assesses property at 100% of full and fair cash value, meaning your assessed value equals the market value as determined by local assessors. For example, if your home's market value is $360,700 (the county median), at Massachusetts's 100% assessment ratio your assessed value would be $360,700, resulting in approximately $3,670 in annual taxes at the county's effective rate of 1.02%. Most cities and towns in Plymouth County reassess annually, with revaluation years certified by the Department of Revenue typically every five years.

The Appeal Process

Appeals are heard by the Appellate Tax Board. After filing State Tax Form 128, your local Board of Assessors has three months to review your application. They may schedule an informal hearing where you present your evidence to the assessors, who will ask questions and review comparable sales data. If denied locally, you can appeal to the Massachusetts Appellate Tax Board within three months for a formal hearing before quasi-judicial commissioners.

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Step 1: Obtain State Tax Form 128 from your local assessor's office or download it from the Massachusetts Department of Revenue website at mass.gov. Review your third quarter actual tax bill to confirm your assessed value and deadline.

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Step 2: Gather evidence to support your appeal, including recent comparable sales of similar properties in your neighborhood, a professional appraisal, photographs documenting property condition issues, repair estimates for any defects, and documentation of any assessment errors.

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Step 3: Complete State Tax Form 128 in its entirety, including sections A (taxpayer information), B (property details from your tax bill), and C (detailed explanation of why you believe your assessment is excessive). Attach all supporting documentation and sign the form under penalties of perjury.

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Step 4: File your completed application with your local Board of Assessors by mail (postmarked by February 1, 2026) or in person by the deadline. Keep a copy for your records and obtain proof of filing. Continue paying your taxes as billed to preserve your appeal rights.

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Step 5: Wait for the Board of Assessors to review your application. They have three months to respond. They may request additional information or schedule an informal hearing to discuss your assessment. Provide any requested information within 30 days or risk denial.

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Step 6: If the Board of Assessors denies your application or grants less than the relief you requested, you have three months from the date of their decision to appeal to the Massachusetts Appellate Tax Board (ATB) by filing a Petition at 100 Cambridge Street, Suite 200, Boston, MA 02114.

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Step 7: If the ATB denies your appeal, you may appeal to the Massachusetts Appeals Court. This is a judicial process that typically requires legal representation and must be filed within the time limits specified in the ATB decision.

Required form: State Tax Form 128 (Application for Abatement of Real Property Tax or Personal Property Tax)

Filing Methods

mail:Mail State Tax Form 128 to your local Board of Assessors office. Must be postmarked by the deadline using United States Postal Service.
in-person:Deliver State Tax Form 128 to your local municipal assessor's office during business hours by the deadline.

Evidence to Bring

Comparable sales data (recent sales of similar properties in your area)Professional appraisal reportPhotographs showing property condition or defectsRepair estimates for needed workDocumentation of assessment errors or incorrect property information

Plymouth County Assessor Contact

Local Municipal Board of Assessors (varies by city/town)

Phone: Town of Plymouth: 508-747-1620

Address: Town of Plymouth Assessors: 26 Court Street, Plymouth, MA 02360 (Example - contact your local assessor)

Website: https://www.plymouth-ma.gov/166/Assessors-Office

Hours: Town of Plymouth: Monday, Wednesday, Thursday 7:30 a.m. to 4:00 p.m.; Tuesday 7:30 a.m. to 6:30 p.m.; Friday 7:30 a.m. to 12:00 p.m.

Tax Exemptions in Plymouth County

Residential Exemption

Approximately 20-35% of average assessed residential value (varies by municipality; not available in most Plymouth County towns)

Available only in certain Massachusetts cities that have adopted this exemption (such as Boston, Cambridge, Somerville, Brookline). Reduces the taxable assessed value for owner-occupied primary residences by shifting tax burden to commercial and rental properties.

Eligibility: Owner-occupants of primary residences in adopting municipalities onlyDeadline: Varies by municipality

Clause 41C Senior Exemption

Approximately $1,000 (amount can be doubled locally; varies by municipality)

Reduces local property tax liability for elderly homeowners who meet age and residency requirements. This is a modest exemption available in most Massachusetts municipalities.

Eligibility: Age 70+ on July 1 preceding the fiscal year, must own and occupy property as principal residence, meet local residency and asset requirementsDeadline: Typically April 1 or July 1 annually (check with local assessor)

Senior Circuit Breaker Tax Credit

Maximum approximately $2,730 for FY2026

State income tax credit for seniors whose property taxes exceed 10% of their total income. This reduces state income taxes owed, not the property tax bill itself.

Eligibility: Age 65+ with property taxes exceeding 10% of total incomeDeadline: Filed with Massachusetts state income tax return

Clause 22 Veterans Exemption

$400-$1,500 for partial disability; $1,000 for 100% disabled veterans; full exemption available under Clause 22F for paraplegic/blind veterans

Reduces local property tax liability for qualifying veterans with service-connected disabilities and their surviving spouses. Multiple subclauses provide different benefit levels.

Eligibility: Veterans with wartime service and service-connected disability, surviving spouses, or parents of veterans killed in actionDeadline: Typically April 1 or July 1 annually (check with local assessor)

Blind Exemption (Clause 37A)

Varies by municipality (typically $500-$1,000)

Reduces local property tax liability for legally blind homeowners who occupy their property as their primary residence.

Eligibility: Legally blind individuals who own and occupy property as principal residenceDeadline: Typically April 1 or July 1 annually (check with local assessor)

Hardship Exemption (Clause 18)

Varies by municipality and individual circumstances

For property owners age 65+ experiencing financial hardship due to age, infirmity, and poverty. Requires meeting strict income and asset limits.

Eligibility: Age 65+, suffering from infirmity and poverty, meet strict financial criteriaDeadline: Typically April 1 or July 1 annually (check with local assessor)

Plymouth County Appeal Statistics

Avg Reduction

$1,346

% Who Appeal

25%

Plymouth County Appeal Packet — $49

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Plymouth County for 2026?
The deadline to file a property tax appeal in Plymouth County is February 1, 2026, or within 30 days of the mailing of your third quarter actual tax bill, whichever is later. For most communities, the actual tax bill is mailed in late December, making February 1st the critical deadline. Your application must be filed with your local Board of Assessors using State Tax Form 128. If February 1st falls on a weekend, the deadline extends to the next business day. Missing this deadline means you cannot appeal your assessment until the following year, so it's essential to act quickly after receiving your actual tax bill.
How do I file a property tax appeal in Plymouth County?
To file a property tax appeal in Plymouth County, you must complete State Tax Form 128 (Application for Abatement of Real Property Tax) and submit it to your local municipal Board of Assessors by the February 1, 2026 deadline. You can obtain the form from your local assessor's office or download it from mass.gov. Complete all sections including taxpayer information, property details from your tax bill, and a detailed explanation of why your assessment is too high. Attach supporting evidence such as comparable sales, appraisals, or photos documenting property issues. File by mail (must be postmarked by deadline) or deliver in person to your assessor's office. Continue paying your taxes as billed to preserve your appeal rights.
What evidence do I need for a successful property tax appeal in Plymouth County?
The most compelling evidence for a Plymouth County property tax appeal includes recent comparable sales of similar properties in your neighborhood that sold for less than your assessed value, demonstrating your home is overvalued. A professional appraisal conducted near January 1st of the tax year carries significant weight with assessors. Photographs documenting property condition issues, deferred maintenance, or functional obsolescence help support your case. Repair estimates from licensed contractors for needed work like roof replacement, foundation issues, or system failures provide concrete evidence of reduced value. You should also review your property record card for errors in square footage, room count, lot size, or other physical characteristics. The Board of Assessors has 30 days to request additional information after you file, and failure to respond can result in denial of your appeal.
What happens after I file my property tax appeal in Plymouth County?
After you file State Tax Form 128 with your local Board of Assessors, they have three months to review your application and issue a decision. During this period, the assessors may request additional documentation or schedule an informal hearing where you can present your evidence and answer questions about your property. If they request information, you must respond within 30 days or risk denial. The Board will either grant your appeal (reducing your assessed value), partially grant it, or deny it. If your appeal is denied or you're unsatisfied with the result, you have three months from the decision date to appeal to the Massachusetts Appellate Tax Board (ATB) at 100 Cambridge Street in Boston. It's critical to continue paying your taxes as billed throughout this process to preserve your appeal rights.
How much can I save by appealing my property taxes in Plymouth County?
The savings from a successful property tax appeal in Plymouth County depends on how much your assessed value is reduced. With the county's effective tax rate of 1.02%, every $10,000 reduction in assessed value saves you approximately $102 per year. Statistics show that about 25% of homes in America are overassessed by an average of $1,346 annually. In Plymouth County, where the median home value is $360,700, even a modest 5% reduction in an overvalued assessment could save $185 per year, while a 10% reduction could save $370 annually. For higher-valued properties in towns like Hingham or Duxbury with median values exceeding $900,000, the savings can be substantially greater. These savings continue every year until the next revaluation, making a successful appeal a valuable investment of time.
Can I appeal to the Massachusetts Appellate Tax Board if my local appeal is denied?
Yes, if your local Board of Assessors denies your appeal or grants less relief than you requested, you have the right to appeal to the Massachusetts Appellate Tax Board (ATB). You must file a Petition with the ATB within three months of the date the assessors granted or denied your abatement application. The ATB is located at 100 Cambridge Street, Suite 200, Boston, MA 02114, and can be reached at 617-727-3100. The ATB is a quasi-judicial board that hears property tax appeals from across the state. You'll need to pay a filing fee and may want to consider hiring a property tax attorney for this formal appeal process. If the ATB denies your appeal, you have one final option to appeal to the Massachusetts Appeals Court, though this requires formal legal proceedings.
Do I need to pay my property taxes while my appeal is pending in Plymouth County?
Yes, you must continue to pay your property taxes as billed even while your appeal is pending in Plymouth County. Massachusetts law requires timely payment of taxes to preserve your appeal rights, and failure to pay can result in dismissal of your appeal regardless of its merits. You'll also face interest charges and potential collection action if you don't pay on time. If your appeal is ultimately successful and you've already paid your taxes in full, you will receive a refund of any overpayment with interest. This requirement applies at all levels of appeal, including appeals to the local Board of Assessors and the Massachusetts Appellate Tax Board. Think of it as paying under protest, you're protecting your rights while the appeal process moves forward.
What property tax exemptions are available in Plymouth County, Massachusetts?
Plymouth County homeowners may qualify for several property tax exemptions administered by local assessors. The Clause 41C Senior Exemption provides approximately $1,000 in tax relief for homeowners age 70+ who meet residency requirements. Veterans with service-connected disabilities qualify for the Clause 22 exemption worth $400-$1,500 depending on disability percentage, with full exemptions available for paraplegic or blind veterans under Clause 22F. The Senior Circuit Breaker provides a state income tax credit up to $2,730 for seniors whose property taxes exceed 10% of income. Blind homeowners can claim the Clause 37A exemption, and those age 65+ experiencing financial hardship may qualify for the Clause 18 hardship exemption. Note that Massachusetts does not offer a general homestead exemption for property tax reduction, the homestead declaration protects equity from creditors but doesn't reduce taxes. Each exemption has specific eligibility requirements and application deadlines, typically April 1 or July 1 annually.

Official Resources

Massachusetts Department of Revenue - Property Tax Forms →

Official source for State Tax Form 128 and all property tax abatement applications, exemption forms, and guides.

Massachusetts Appellate Tax Board →

File appeals after local denial, access ATB forms, rules, and information on the state-level property tax appeal process.

Town of Plymouth Assessors Office →

Access property records, tax information, exemption applications, and contact information for Plymouth's assessor.

Plymouth County Registry of Deeds →

Search property records, deed recordings, and access contact information for all municipal assessors throughout Plymouth County.

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)Norfolk County (Quincy)Suffolk County (Boston)Worcester County (Worcester)
← All Massachusetts property tax appeal info

Sources: http://www.tax-rates.org/massachusetts/plymouth_county_property_tax | https://www.ownwell.com/trends/massachusetts/plymouth-county | https://www.mass.gov/lists/property-tax-forms-and-guides | https://www.plymouth-ma.gov/166/Assessors-Office | https://propertytaxalmanac.com/massachusetts/plymouth/ | https://en.wikipedia.org/wiki/Plymouth_County,_Massachusetts | https://www.mass.gov/appellate-tax-board | https://www.sec.state.ma.us/divisions/cis/tax/property-abatement.htm

Last verified: 2026-07-22