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Massachusetts Property Tax GuideAppeal and Lower Your Massachusetts Property Tax.
Massachusetts calls it an "abatement" rather than an appeal, and the window is unusually short: from when your third quarter actual bill arrives until February 1. Every city and town runs its own Board of Assessors, so the procedure is local but the framework is statewide.
How the Massachusetts Abatement Process Works
- Receive your Q3 actual tax bill, typically late December or early January.
- Review your assessed value on the bill and your town's online assessor portal.
- Complete Form 128 (Application for Abatement) with a claimed value and supporting evidence.
- File with the Board of Assessors by February 1 (or Q3 bill due date).
- Three month decision window, if no response, the application is "deemed denied."
- Appeal to the Appellate Tax Board within three months of denial (or deemed denial).
Major Massachusetts Municipalities, Where to File
- Boston: boston.gov/departments/assessing. Online Form 128 filing.
- Worcester: worcesterma.gov/assessing.
- Cambridge: cambridgema.gov/finance/assessing.
- Springfield: springfield ma.gov/assessor.
- Newton: newtonma.gov/assessing.
- Quincy: quincyma.gov/assessors.
- Brookline: brooklinema.gov/235/Assessors.
Don't miss the three month decision window. Massachusetts law treats inaction by the Board of Assessors as "deemed denial" after three months. Many homeowners assume silence means their case is still pending, it isn't. Calendar the three month mark and file at the Appellate Tax Board before it passes.
When You Probably Qualify for an Abatement
- Your assessed value is materially above recent sales of comparable homes in your town
- Your parcel record has errors (square footage, bedroom count, finished basement)
- Your home has unrepaired damage, code issues, or major deferred maintenance
- You bought the home for less than the assessed value within the last 18 months
- Your neighborhood's values declined but the assessor hasn't caught up
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Start My MA Abatement →Massachusetts Property Tax Abatement FAQ
Will filing an abatement raise my assessment?
The Board of Assessors cannot increase your assessment through the abatement process. The worst outcome is a denial that leaves your current value unchanged.
Do I have to pay my taxes during the abatement?
Yes. Massachusetts law requires taxes to be paid on schedule for an abatement or appellate appeal to proceed. If the abatement succeeds, the overpayment is refunded with interest.
What is the Appellate Tax Board?
The ATB is Massachusetts' statewide tax appeal body. It hears abatement appeals after the local Board of Assessors' denial. The Small Claims Procedure (homes under $20k tax) is informal and pro se; Formal Procedure is used for higher value homes and commercial.
Can I file for a prior year?
No. Massachusetts abatement is strictly for the current fiscal year. Once February 1 passes, you must wait until the next year's Q3 bill arrives.