Tax rates vary by over 50% 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 those things that buyers often underestimate until they're deep in the process. On the South Shore, annual property tax bills can vary by $5,000–$10,000 or more 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 tax picture across all 11 South Shore towns.
The Numbers
| 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 |
| Norwell | 1.31% | $850,000 | $11,135 |
| Kingston | 1.30% | $650,000 | $8,450 |
| 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 determined by 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 price 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 actually less than half of Cohasset's — because the homes cost so much less.
What Drives Differences in Tax Rates
Property tax rates in Massachusetts are set each year by each town's Board of Selectmen based on the revenue needed to fund local services — schools, public safety, road maintenance, and administration. Towns that spend more per student on schools, maintain larger police and fire departments, or carry more municipal debt will generally have higher tax rates.
- School budgets are the dominant driver — towns with well-funded schools often have higher rates, but also command higher home values
- Commercial tax base matters: towns with more commercial property (retail, office, industrial) can spread the tax burden beyond residential owners
- Debt service: towns with significant outstanding municipal bonds pay those through the tax levy
- State aid: Plymouth receives significantly more Chapter 70 state education aid than Hingham, which offsets some of its local tax burden
How to Think About This as a Buyer
Don't let a high tax rate scare you away from an affordable town, and don't assume a low tax 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 add that to your mortgage payment and insurance to get your true monthly housing cost.
Also keep in mind: Massachusetts offers property tax exemptions and deferrals for seniors, veterans, and low-income residents. If you qualify, your effective tax burden can be meaningfully lower than the headline rate.
Want a complete breakdown of what you'd actually pay in taxes on a specific home or 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.
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