AppealDesk

Suffolk County Property Tax Appeal — Massachusetts

Rob HartleyRob Hartley·Updated February 16, 2026

Suffolk County, Massachusetts, is the smallest county in the state by land area and consists of just four municipalities: Boston (the county seat and state capital), Chelsea, Revere, and Winthrop. With a population of approximately 800,000, it is one of the most densely populated counties in New England and includes Massachusetts' largest city. Property tax appeals matter significantly here because Suffolk County has one of the highest median property tax bills in Massachusetts, with homeowners facing substantial annual tax liabilities that can exceed $6,800. The county's effective property tax rate of 1.07% is higher than the national median of 1.02%, and the median annual tax bill of $6,836 is nearly triple the national median of $2,400, making successful appeals critical for homeowner affordability.

Notable cities: Boston, Chelsea, Revere, Winthrop

Median Home

$641,300

Tax Rate

1.07%

Annual Tax

$6,836

Population

~800,000

2026 Appeal Deadline: February 2, 2026 for Fiscal Year 2026

Applications for abatement must be filed within 30 days of the mailing of the actual (third-quarter) tax bill, typically resulting in a February 1st or February 2nd deadline each fiscal year. The fiscal year runs from July 1 to June 30. Missing this deadline by even one day results in loss of appeal rights for that year.

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

How Suffolk County Assesses Property

100%of market value

Assessed by: Local Municipal Assessor's Office (Boston, Chelsea, Revere, or Winthrop)

Assessment cycle: annual

Notices typically mailed: Spring (typically March-April)

In Massachusetts, properties are assessed at 100% of fair market value, meaning your assessed value should equal the property's full market value as of January 1st of the assessment year. For example, if your home's market value is $641,300 (the county median), at Massachusetts's 100% assessment ratio your assessed value would be $641,300, resulting in approximately $6,862 in annual taxes at the county's effective rate of 1.07%. The assessed value is then multiplied by your municipality's tax rate (expressed per $1,000 of value) to calculate your annual tax bill.

The Appeal Process

Appeals are heard by the Appellate Tax Board. Most municipalities conduct only a cursory administrative review and deny the majority of abatement applications. The real opportunity for relief comes at the Appellate Tax Board level, where hearings are scheduled 4-12 months after filing and typically last about one hour for single-family residences.

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Step 1: File Application for Abatement with your local Board of Assessors within 30 days of receiving your third-quarter tax bill (typically by February 1st or 2nd). You must pay all tax installments on time without interest to preserve your appeal rights.

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Step 2: Submit supporting documentation including an Information Requisition Form (if requested), comparable sales data, photos of property defects, repair estimates, and recent appraisals. The assessor's office must receive requested documentation within 30 days or your application will be denied.

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Step 3: Local Board of Assessors reviews your application and issues a decision within three months. If they fail to act within three months, your application is deemed denied by operation of law.

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Step 4: If denied or you receive an inadequate reduction, file an appeal to the Massachusetts Appellate Tax Board (ATB) within three months of the denial decision. File either a Petition Under Formal Procedure or Statement Under Informal Procedure with the ATB at 100 Cambridge Street, Suite 200, Boston, MA 02114.

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Step 5: Attend ATB hearing (typically 4-12 months after filing). Under the informal procedure, rules of evidence are relaxed and most single-family homeowners represent themselves. Present evidence of overvaluation including comparable sales, property condition issues, and expert appraisals.

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Step 6: If ATB denies your appeal under formal procedure, you may appeal to Massachusetts Appeals Court. Informal procedure decisions are generally final with very limited appeal rights.

Required form: Application for Abatement of Real Property Tax (Massachusetts Form 128)

Filing Methods

online:Available through municipal property lookup portals - Boston residents can download forms via https://properties.boston.gov/
mail:Mail to your local assessor's office (Boston: Room 301, 1 City Hall Square, Boston, MA 02201)
in-person:Visit local Assessing Department during business hours (typically Monday-Friday, 9 a.m. - 5 p.m.)
email:Some municipalities accept abatement applications via email - contact your local assessor's office

Evidence to Bring

Comparable sales of similar properties in your neighborhood sold within the past yearProfessional appraisal report dated as of January 1st of the tax yearPhotographs documenting property defects, damage, or adverse conditionsRepair estimates or contractor invoices for needed repairsProperty record card from assessor showing property characteristicsEvidence of assessment disparities compared to similar properties

Suffolk County Assessor Contact

Varies by municipality - Boston Assessing Department, Chelsea Assessor's Office, Revere Assessor's Office, or Winthrop Assessor

Phone: Boston: (617) 635-4287 (TRAC) | Chelsea: (617) 889-8248 | Revere: (781) 286-8170 | Winthrop: (617) 846-2716

Address: Boston: 1 City Hall Square, Room 301, Boston, MA 02201 | Chelsea: 500 Broadway, Room 211-212, Chelsea, MA 02150 | Revere: 281 Broadway, Revere, MA 02151 | Winthrop: 1 Metcalf Square, Winthrop, MA 02152

Website: https://www.boston.gov/departments/assessing

Online Portal: https://properties.boston.gov/ (Boston property lookup and abatement applications)

Hours: Monday through Friday, 9 a.m. - 5 p.m.

Tax Exemptions in Suffolk County

Residential Exemption (Boston only)

Up to $4,353.74 for Fiscal Year 2026

Reduces tax bill by excluding a portion of residential property value from taxation for owner-occupied principal residences

Eligibility: Must occupy property as principal residence; deed must be recorded at Suffolk County Registry of Deeds between January 1 and June 30 of the prior calendar yearDeadline: April 1, 2026

Homestead Protection (Clause 3)

Up to $500,000 equity protection ($1,000,000 for elderly/disabled homeowners)

Protects up to $500,000 of home equity from creditors and unsecured debt (not a tax reduction, but legal protection)

Eligibility: Must own and occupy property as principal residence; file Declaration of Homestead with Suffolk County Registry of DeedsDeadline: No deadline - file anytime for protection

Elderly Exemption (Clause 41C)

$1,000 to $2,000 (Boston offers up to $2,000; amount varies by municipality)

Tax exemption for elderly homeowners meeting age, residency, income, and asset requirements

Eligibility: Age 65+ (70+ in some municipalities); owned and occupied property 5 years; domiciled in MA 10 years; income limits: single $40,000 or less, married $55,000 or less; whole estate limits: single $40,000, married $55,000 (Boston)Deadline: April 1, 2026

Veterans Exemption (Clause 22)

$400 to $1,500 depending on disability rating and type of exemption

Tax exemption for veterans with service-connected disabilities, Purple Heart recipients, and surviving spouses

Eligibility: Veterans with 10%+ service-connected disability; Purple Heart recipients; Gold Star parents; surviving spouses of qualifying veterans; must own and occupy property as domicile; veteran must have been MA resident 6 months before service or lived in MA 5 years before filingDeadline: April 1, 2026

Blind Exemption (Clause 37A)

$500 to $1,000 depending on municipality

Tax exemption for legally blind individuals certified by Massachusetts Commission for the Blind

Eligibility: Must be legally blind with current certification from MA Commission for the Blind; must own and occupy propertyDeadline: April 1, 2026

Official Resources

Boston Assessing Department - Property Lookup & Abatement Forms →

Official Boston city website for property assessments, tax information, abatement applications, and exemption forms.

Massachusetts Appellate Tax Board →

State agency that hears appeals of local property tax assessment decisions, with forms, rules, and filing information.

Suffolk County Registry of Deeds →

Official registry for property records, homestead declarations, and deed research covering Boston, Chelsea, Revere, and Winthrop.

Massachusetts DOR - Property Tax Guide →

Comprehensive state guide to property tax appeals process, including jurisdictional requirements, deadlines, and hearing procedures.

Check Your Suffolk County Assessment

Enter your address to see if your Suffolk County property is overassessed.

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Suffolk County, Massachusetts?
For Fiscal Year 2026, the deadline to file an Application for Abatement is February 2, 2026. This deadline is strictly enforced - applications filed even one day late will be rejected, and you will lose your right to appeal for that fiscal year. The deadline falls 30 days after the mailing of the actual (third-quarter) tax bill, which typically occurs in late December or early January. You must also ensure all quarterly tax payments are made on time without incurring interest charges to preserve your appeal rights, particularly if your annual tax bill exceeds $3,000.
How do I file a property tax appeal in Suffolk County online?
Suffolk County property tax appeals are filed at the municipal level. Boston residents can download abatement application forms through the Boston Property Lookup tool at https://properties.boston.gov/ by searching for their property and accessing the forms under the 'Taxes and Exemptions' tab. After downloading the Application for Abatement form, you must complete it with supporting documentation and submit it to your local Assessing Department by mail, in-person, or email (check with your municipality). Chelsea, Revere, and Winthrop residents should contact their respective assessor's offices for local filing procedures. There is no centralized online filing portal for Suffolk County.
What is the residential exemption worth in Boston, Suffolk County?
For Fiscal Year 2026, Boston's Residential Exemption can save qualified homeowners up to $4,353.74 on their property tax bill. This exemption is only available in Boston (not Chelsea, Revere, or Winthrop) and works by excluding a portion of your residential property's value from taxation. To qualify, you must occupy the property as your principal residence, and you must have recorded a deed at the Suffolk County Registry of Deeds between January 1 and June 30, 2026 for FY2026 eligibility. The exemption is applied to your third-quarter tax bill issued in late December, and you must reapply annually by the April 1st deadline.
What happens after I file an abatement application with my local assessor in Suffolk County?
After filing your Application for Abatement, the local Board of Assessors has three months to review and decide on your application. They may request additional documentation through an Information Requisition Form, which you must provide within 30 days or risk denial. If the assessors fail to act within three months, your application is deemed denied by operation of law. Most Suffolk County municipalities afford only a cursory review of administrative abatement applications and deny the majority. If denied, you then have three months from the date of denial to appeal to the Massachusetts Appellate Tax Board (ATB), where your case will receive a full hearing before a commissioner or hearing officer.
How much can I save by appealing my property taxes in Suffolk County?
Savings from a successful property tax appeal in Suffolk County depend on the amount by which your assessed value is reduced. For example, if you successfully reduce your assessed value by $50,000 on a Boston property with a tax rate of $10.58 per $1,000, you would save approximately $529 annually. Given that Suffolk County has a median home value of $641,300 and median tax bill of $6,836, even a 10% reduction in assessed value could save the typical homeowner $684 per year. These savings continue every year going forward until your next revaluation, making appeals particularly valuable. Additionally, if you win an appeal, you may receive a refund for taxes already paid for that fiscal year.
What evidence do I need for a successful property tax appeal in Suffolk County?
To succeed at the Appellate Tax Board, you must prove your property's fair market value as of January 1st of the tax year is less than its assessed value. The most persuasive evidence includes: (1) recent comparable sales of similar properties in your neighborhood from the same calendar year, (2) a professional appraisal dated as of the January 1st assessment date, (3) photographs documenting property defects, damage, or adverse conditions affecting value, (4) repair estimates or contractor invoices for needed work, and (5) evidence showing your property is assessed higher than similar comparable properties. Bring three copies of all documents to your hearing: one for the hearing officer, one for the assessor, and one for your records.
Can I appeal to the Massachusetts Appellate Tax Board if my local assessor denies my abatement?
Yes, appealing to the Massachusetts Appellate Tax Board (ATB) is the standard next step after a local denial and offers the best opportunity for tax relief in Suffolk County. You must file your ATB appeal within three months of the local assessor's denial decision (or three months after deemed denial if they don't respond). The ATB is located at 100 Cambridge Street, Suite 200, Boston, MA 02114, and can be reached at(617) 727-3100. You can choose between formal or informal procedures - the informal procedure is simpler, allows relaxed rules of evidence, and most single-family homeowners represent themselves successfully. Filing fees range from $10 to $100+ depending on your assessed value, and hearings are typically scheduled 4-12 months after filing.
What property tax exemptions are available to seniors in Suffolk County?
Suffolk County seniors have several exemption options. The Elderly Exemption (Clause 41C) provides $1,000 to $2,000 in annual tax relief for homeowners age 65+ (70+ in some municipalities) who meet income, asset, and residency requirements. In Boston, qualified seniors can receive up to $2,000 if their income is below $40,000 (single) or $55,000 (married) and assets excluding the home are under $40,000 (single) or $55,000 (married). Boston also offers a Residential Exemption worth up to $4,353.74 for all owner-occupants regardless of age. Elderly veterans may qualify for both elderly and veterans exemptions and receive whichever provides greater benefit. All exemption applications must be filed annually by April 1st with your local assessor's office.

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)Worcester County (Worcester)
← All Massachusetts property tax appeal info

Sources: https://www.boston.gov/departments/assessing | https://www.mass.gov/info-details/real-estate-tax-appeals-a-helpful-guide-for-taxpayers-and-assessors | https://www.ownwell.com/trends/massachusetts/suffolk-county | https://www.jvmlending.com/blog/suffolk-county-property-taxes-a-complete-guide/ | https://www.boston.gov/departments/assessing/how-file-real-estate-tax-abatement

Last verified: 2026-02-16