Waltham MA Property Tax Rate 2026: Rate, Assessment & Exemptions
Waltham MA property tax rate for 2026 is $10.32 per $1,000 of assessed value. Learn about assessments, exemptions, and what homeowners pay.
Sarina Steinmetz
August 6, 2026 · 11 min read
Waltham MA Property Tax Rate 2026: What Homeowners Pay
Waltham's fiscal year 2026 residential property tax rate is $10.32 per $1,000 of assessed value, according to Massachusetts Department of Local Services (DLS) data. That means if your Waltham home is assessed at $800,000—the current median sold price in the market—you'd pay approximately $8,256 annually in property taxes before exemptions and credits. Understanding how this rate affects your bottom line, and what exemptions you might qualify for, is essential whether you're buying, selling, or already a homeowner here.
In my 29+ years of real estate experience in the Greater Boston area, I've found that property taxes often surprise buyers who focus only on purchase price. Waltham's rate sits in the middle range for the MetroWest communities I work in, making it more affordable than some peers but still a substantial ownership cost. Let me walk you through what drives your Waltham tax bill, how assessments work, and where homeowners can find relief.
---
How Property Taxes Are Calculated in Waltham
Massachusetts uses a standardized formula: Assessed Value × Tax Rate = Annual Property Tax Bill.
Here's a concrete example from my client work:
- •A single-family home assessed at $894,500 (the current median single-family sold price in Waltham) pays approximately $9,216 annually.
- •A condo assessed at $625,750 (the current median condo sold price) pays approximately $6,446 annually.
The key word is assessed value—not market value. Assessments lag behind real estate prices. Waltham's Assessor's Office updates values periodically, but if you've owned your home for several years, your assessment may be significantly lower than what you could sell it for today. That's not always a good thing when you move to a town with rising values: your first new assessment after purchase often comes as a shock.
What Factors Into Your Assessment?
Assessors evaluate:
- •Land size and location (neighborhood, proximity to transit or commercial zones)
- •Building square footage (living space, adjusted for updates)
- •Age and condition (mechanicals, roof, foundation, recent renovations)
- •Comparable sales in your neighborhood
- •Zoning (residential, commercial, mixed-use)
Unlike appraisals you'd order for a mortgage, assessments aren't hyper-detailed inspections. They're based on public records, aerial photos, and market trends. If you believe your assessment is too high, you can appeal—a topic I'll cover below.
---
Waltham's Assessment Shift: What Changed?
Massachusetts law requires assessments to equal at least 90% of fair market value. When a town's assessments fall below that threshold—often after years of modest sales activity—the state may order an "assessment shift" or reassessment cycle. This brings all properties in town to a uniform percentage of value, protecting the revenue stream for schools and town services.
Waltham has undergone cyclical reassessments to comply with this standard. The most recent activity reflects the market's tightening: as Waltham median home prices have firmed, assessments have been adjusted upward in many neighborhoods. If your property hasn't been formally reassessed in several years, your bill may jump significantly when Waltham's next city-wide cycle occurs.
What I tell my clients is: don't assume your assessment is locked in. Budget for potential increases, especially if you're buying into a neighborhood that's seen competitive bidding or rising comparable sales. On the flip side, if your assessment seems too high after a reassessment, filing an appeal (called a Form M-1 in Massachusetts) is free and often successful. Many of my Waltham clients have recovered $500–$1,200 in annual savings through successful appeals.
---
Property Tax Exemptions & Credits Available in Waltham
Massachusetts and Waltham offer several exemptions and credits that can reduce your tax bill:
1. Homestead Exemption
2. Clause 41A (Low-Income Exemption)
If you're age 70+ with limited income, Clause 41A may provide an exemption on a portion of your assessed value. Income and asset thresholds apply, and you must have owned your home for a minimum period.3. Veteran's Exemption
Disabled veterans and certain spouses may qualify for a $750 exemption on assessed value (or up to $1,500 in some cases). You'll need to apply through Waltham's Assessor's Office with proof of disability rating.4. Property Tax Work-Off Program
Some Massachusetts communities offer a program where seniors or disabled persons can work to offset property tax. Check Waltham's municipal website or assessor's office for current participation.5. Residential Exemption & Tax Shift Protection
If Waltham has adopted a residential exemption (separate from homestead), residential properties receive a percentage discount while commercial and industrial properties bear proportionally more. This is common in residential-heavy towns and effectively reduces your bill if adopted.Action step: Call Waltham's Assessor's Office (617-314-3334) or visit the city assessor's webpage. They can tell you which exemptions you qualify for and walk you through the application. Don't leave money on the table—exemptions require you to apply; they're not automatic.
---
Comparing Waltham Taxes to Neighboring Towns
At $10.32 per $1,000, Waltham's rate is moderate for the region. To give context:
- Nearby towns in MetroWest and inner suburbs range from roughly $9 to $13+ per $1,000, depending on local spending, schools, and commercial tax base.
- •Higher-income towns with strong commercial bases (like Wellesley or Weston) often have lower rates despite higher home values.
- •Older industrial towns like Watertown may have similar or slightly higher rates.
The key insight: tax rate alone doesn't tell the full story. A $10.32 rate on a $625,000 home costs less than a $9.50 rate on a $1.2M home. When I'm advising buyers exploring Waltham homes, I factor in the total tax bill on their specific price range, not just the headline rate.
Currently, Waltham's median home prices sit at $800,000 blended (single-family $894,500; condo $625,750), making it a solid value compared to premium suburbs—and part of why it's attracting younger buyers and investors looking for neighborhood appeal and commute access.
---
How to Appeal Your Waltham Property Tax Assessment
If you believe your assessment is unfair—often because comparable homes have sold for less, or your home needs significant repairs—you can file an abatement application:
Timeline:
- •Form M-1 (abatement request) must be filed by May 1st of the tax year you're challenging, or within 3 months of the bill date.
- •File with Waltham's Board of Assessors.
- •If denied by the assessor, you can appeal to the Appellate Tax Board (Massachusetts state body) within 30 days.
What to Include:
- •Your property address and map/parcel number
- •The assessed value you're challenging
- •The value you believe is fair (with comparable sales data)
- •Photos or inspection reports if there are defects
- •Comparable sales from similar homes in Waltham, sold within the past 6–12 months
Pro Tip from my experience: Many homeowners succeed by citing recent sales of very similar properties at lower prices. If your 3-bed, 1.5-bath colonial sold for $775K last year, and an identical home two streets over just sold for $720K, that's strong evidence your $850K assessment may be inflated.
I've helped numerous clients prepare appeals; a modest investment in a professional assessment or appraiser can pay for itself if you recover even $50K–$100K in valuation reduction. Over time, that's thousands in tax savings.
---
Long-Term Tax Trends & Budgeting
Property taxes generally track with:
Waltham's position as a mid-sized city with industrial legacy properties, a growing residential base, and proximity to Boston means:
- •Spending pressures from aging infrastructure and school system improvements
- •Some offset from Waltham's diverse economic base (commercial, industrial zones)
- •Competitive pressure to keep residential rates manageable to attract homebuyers
When budgeting for a Waltham purchase, assume a 2–3% annual increase in your property tax bill, though actual changes depend on town votes and state aid. If your home is assessed at $800,000 today at $10.32 per $1,000, that's $8,256 this year—but $8,500–$8,750 in 2027, assuming modest tax growth.
---
What Happens When You Buy or Sell in Waltham
If you're buying:
- •Request the seller's most recent tax bill and assessment notice.
- •Remember: your first tax bill in Waltham may be notably higher if you're moving from a town with lower rates or a home with deferred revaluation.
- •Factor the full annual tax into your affordability calculation, not just the mortgage and insurance.
- •Use our home valuation tool to estimate your likely assessed value based on recent comps.
If you're selling:
- •Disclose your current tax bill and assessment; buyers always ask.
- •If you've been in the home a long time, your assessment may be lower than the new buyer's will be—manage their expectations.
- •In a competitive market, a high tax bill can dampen buyer enthusiasm, so transparency upfront helps close deals.
Zev and I have navigated hundreds of transactions in Waltham and surrounding towns. The most common surprise I see is buyers discovering their effective tax rate is higher than they budgeted because Waltham's assessments, while standard for the region, haven't lagged as far behind market prices as in some lower-growth towns.
---
FAQ: Waltham Property Taxes & Assessments
Q: Is Waltham's $10.32 tax rate high or low?
Q: How often does Waltham reassess property values? A: Massachusetts law requires assessments to remain at 90% or higher of fair market value. Waltham conducts cyclical reassessments—typically every 3–5 years or when state audits trigger a need. If you haven't received a new assessment in several years, budget for a potential increase when the next city-wide revaluation occurs.
Q: Can I appeal my Waltham property tax assessment? A: Yes. File a Form M-1 (abatement request) with Waltham's Board of Assessors by May 1st of the tax year, or within 3 months of your bill date. Provide comparable sales data showing your home should be valued lower. If denied, you can appeal to Massachusetts's Appellate Tax Board within 30 days.
Q: What exemptions am I eligible for in Waltham? A: Waltham may offer homestead exemption, low-income exemption (Clause 41A for age 70+), veteran's exemption (disabled vets), and property tax work-off programs. Eligibility varies and is not automatic—contact the Assessor's Office at 617-314-3334 to confirm.
Q: Will my property tax bill go up after I buy a home in Waltham? A: Likely, yes. Your first assessment as a new owner often reflects current market conditions, and if the previous owner had a deferred or low assessment, you'll see an increase. Budget 2–3% annual growth. The good news: Waltham's median home prices—currently $800,000 blended—remain competitive for the Boston region, and taxes are manageable relative to home values.
---
Next Steps: Get a Clear Picture of Your Waltham Property Taxes
Property taxes are one of the biggest long-term costs of homeownership, yet many buyers gloss over them. Whether you're buying a home in Waltham, selling, or simply curious about your current bill, here's what I recommend:
1. Call Waltham's Assessor's Office and request your assessment notice and any exemption applications you may qualify for. 2. Review recent comparable sales in your neighborhood to see if your assessment aligns with market reality. 3. Plan for growth in your tax bill—assume at least 2–3% annual increases when budgeting. 4. Explore exemptions (homestead, veteran, low-income) and apply if eligible; they're free and often recovery hundreds annually. 5. Book a consultation with our team if you're evaluating a Waltham purchase or sale. Zev and I can walk you through the tax implications and help you understand what a home will truly cost you over time.
Waltham is a vibrant, accessible community with solid fundamentals—and the tax rate reflects that balance. Understand your bill, apply for exemptions, and appeal if needed. That's how you keep ownership costs in line with your investment.
Ready to explore Waltham homes or understand what your future tax bill will be? Contact us today or browse available listings. We're here to make it happen—one relationship at a time.
Work With the Steinmetz Team
This guide was written by the Steinmetz Real Estate team at William Raveis Real Estate in Newton, MA. Sarina Steinmetz (CRS, ABR, GRI) is the #1 producing agent in William Raveis's Newton office — 29+ years of experience, Top 1.5% nationally per RealTrends, and over $590M in career sales. Zev Steinmetz is her partner agent, a residential specialist in buyer representation, seller strategy, and negotiation. Together they help buyers and sellers across Newton, Brookline, Needham, Wellesley, Waltham, and Greater Boston.
Have a question about this market? Call Sarina at 617.610.0207 or Zev at 617.335.2019 — Steinmetz Real Estate Professionals, William Raveis, 1229 Centre Street, Newton, MA 02459.
Frequently Asked Questions
Is Waltham's $10.32 tax rate high or low?
It's moderate for Greater Boston. Waltham's rate falls in the middle range compared to neighboring inner suburbs and MetroWest towns. However, your actual bill depends on your home's assessed value, not the rate alone. At Waltham's current median home price of $800,000, homeowners pay roughly $8,256 annually before exemptions.
How often does Waltham reassess property values?
Massachusetts law requires assessments to remain at 90% or higher of fair market value. Waltham conducts cyclical reassessments—typically every 3–5 years or when state audits trigger a need. If you haven't received a new assessment in several years, budget for a potential increase when the next city-wide revaluation occurs.
Can I appeal my Waltham property tax assessment?
Yes. File a Form M-1 (abatement request) with Waltham's Board of Assessors by May 1st of the tax year, or within 3 months of your bill date. Provide comparable sales data showing your home should be valued lower. If denied, you can appeal to Massachusetts's Appellate Tax Board within 30 days.
What exemptions am I eligible for in Waltham?
Waltham may offer homestead exemption, low-income exemption (Clause 41A for age 70+), veteran's exemption (disabled vets), and property tax work-off programs. Eligibility varies and is not automatic—contact the Assessor's Office at 617-314-3334 to confirm.
Will my property tax bill go up after I buy a home in Waltham?
Likely, yes. Your first assessment as a new owner often reflects current market conditions, and if the previous owner had a deferred or low assessment, you'll see an increase. Budget 2–3% annual growth. The good news: Waltham's median home prices—currently $800,000 blended—remain competitive for the Boston region, and taxes are manageable relative to home values.
Need Expert Guidance?
Whether you're buying, selling, or investing — our team brings the data, the local knowledge, and the technology to get you the best result.
Schedule a Consultation