FY2025 certified rates are in, and they vary by over 30% across the South Shore. Here's how each town stacks up — and why the rate alone doesn't tell the full story.
Property taxes are one of the most underestimated costs in the home-buying process. On the South Shore, annual tax bills can vary by thousands of dollars on comparable homes — just based on which town they're in. That difference has a real impact on your monthly budget and your long-term cost of ownership. Here's a clear-eyed look at the FY2025 certified rates across all 11 South Shore towns.
The Numbers (FY2025 Certified Rates)
| Town | Tax Rate | Median Price | Est. Annual Tax |
|---|---|---|---|
| Marshfield | 0.99% | $710,000 | $7,029 |
| Scituate | 1.00% | $875,000 | $8,750 |
| Duxbury | 1.01% | $975,000 | $9,848 |
| Hingham | 1.07% | $1,050,000 | $11,235 |
| Hull | 1.12% | $590,000 | $6,608 |
| Cohasset | 1.16% | $1,150,000 | $13,340 |
| Pembroke | 1.20% | $600,000 | $7,200 |
| Plymouth | 1.27% | $580,000 | $7,366 |
| Kingston | 1.30% | $650,000 | $8,450 |
| Norwell | 1.31% | $850,000 | $11,135 |
| Hanover | 1.24% | $720,000 | $8,928 |
Why the Rate Doesn't Tell the Whole Story
The tax rate is only half the equation. Your actual bill is the rate multiplied by your home's assessed value — and assessments vary in how closely they track market value. A town with a lower tax rate on a significantly higher-valued home can produce a larger annual bill than a town with a higher rate and lower home values.
Look at Cohasset vs. Hull: Cohasset has a rate of 1.16% on a median of $1,150,000, producing an estimated annual tax of ~$13,340. Hull has a lower rate of 1.12% on a much lower median of $590,000, producing an estimated bill of ~$6,608. Hull's annual property tax is less than half of Cohasset's — because the homes cost so much less.
What Drives the Differences
Massachusetts property tax rates are set annually by each town based on the revenue needed to fund local services — schools, public safety, roads, and municipal administration. The main drivers:
- School budgets are the dominant factor — well-funded schools often mean higher rates, but also higher home values that reflect that investment
- Commercial tax base: towns with more commercial and industrial property spread the burden beyond residential owners
- Debt service: towns carrying significant municipal bonds pay those through the annual tax levy
- State aid: towns like Plymouth receive more Chapter 70 education aid, which offsets some local tax burden
How to Think About This as a Buyer
Don't let a higher tax rate scare you off an affordable town, and don't assume a low rate means low total cost. Run the actual numbers: take the home's likely assessed value (often close to purchase price) and multiply by the tax rate to get your estimated annual bill. Then divide by 12 and add it to your mortgage and insurance for your true monthly housing cost.
Also worth knowing: Massachusetts offers property tax exemptions and deferrals for qualifying seniors, veterans, and low-income residents. If you or a family member may qualify, your effective burden can be meaningfully lower than the headline rate.
Want a full breakdown of what you'd actually pay in taxes on a specific price range in any South Shore town? Get in touch and I'll run the numbers for you.
Harold Jones
Licensed MA Real Estate Agent · EXP Realty · License #244758
Harold grew up in Southeastern Massachusetts and has been helping buyers find their perfect South Shore home for over 5 years. He lives in Whitman with his wife, two kids, and golden retriever.
Work with Harold →