Massachusetts— Property Tax & Closing Costs
2024 Census dataEffective tax rate
0.67%
of assessed value annually
Median home value
$629,000
2024 ACS survey
Median taxes paid
$4,239/yr
2024 data
Barnstable County's 0.67% effective property tax rate falls in the middle 50% of US counties — close to the national median of 0.81%. Within Massachusetts's 14 counties, it's the 4th lowest. On the county's median home value of $629,000, the typical homeowner pays $4,239 annually in property tax — $2,610 more than the national median of $1,629. At closing, Massachusetts's 0.46% combined real estate transfer tax adds roughly $2,868 on a median-priced home, typically paid by the seller. About 9.2% of the county lies within a FEMA flood hazard zone — worth checking msc.fema.gov for any specific address before buying.
Calculate your true cost
Enter any purchase price to see the full cost breakdown for Barnstable County.
County median: $629,000
Leave at $0 if the property has no homeowners association.
LTV: 80.00%
At closing
Monthly ongoing
Year one
Moderate flood risk. Some neighborhoods require flood insurance — check your property at msc.fema.gov.
All figures are estimates for planning purposes only. Mortgage payment assumes a 30-year fixed rate of 6.8% — your lender will confirm the actual rate. Closing costs vary by lender and transaction. Consult a licensed real estate attorney and lender before making any financial decisions.
Massachusetts property tax exemptions
Ways buyers in Barnstable County may reduce their annual property tax. These programs apply statewide; verify county specifics with your local assessor.
Proposition 2 1/2
Caps total municipal property tax levy at 2.5% of aggregate assessed value; annual levy growth limited to 2.5% plus new-growth additions. Override requires voter approval.
View official source →Residential Exemption (local option)
Cities that adopt it (Boston, Cambridge, Somerville, Brookline, Waltham, etc.) may exempt up to 35% of average residential assessed value for owner-occupied primary residences. Boston's exemption is approximately $354,974 of assessed value for FY2026.
View official source →Senior Exemption (Clause 41C)
Exemption for homeowners 65+ meeting ownership, residency, income, and asset limits. Clause 41A tax-deferral option also available.
View official source →Veterans Exemption (Clauses 22-22H)
Exemptions of $400-$1,500 for qualifying veterans and spouses. Full property tax exemption (Clause 22E) for veterans rated 100% service-connected disabled (paraplegic) or surviving spouses.
View official source →Last verified 2026-04. Exemption amounts and eligibility change frequently — always confirm with your county assessor before claiming.
Frequently asked questions
Answers to common questions about buying a home in Barnstable County.
The effective property tax rate in Barnstable County is 0.67% — calculated as the median annual property tax paid ($4,239) divided by the median home value ($629,000), using 2024 US Census ACS 5-year estimates. Your actual bill depends on your purchase price, homestead or senior exemptions, and any special assessments applied in your taxing district.
Massachusetts's combined real estate transfer tax is approximately 0.46% of the purchase price. On the median Barnstable County home value of $629,000, this adds roughly $2,868 at closing. Deeds Excise is $4.56/$1,000 (0.456%) statewide, seller-paid. Barnstable County (Cape Cod) is higher: $6.48/$1,000 (0.648%). Nantucket and Martha's Vineyard add a 2% Land Bank Fee, buyer-paid. Some municipalities (e.g., Boston) have enacted or proposed additional transfer fees.
Only in parts. About 9.2% of Barnstable County's land area is within a FEMA Special Flood Hazard Area. Most homes are outside these zones, but worth verifying the specific address at msc.fema.gov.
Closing costs for a buyer in Barnstable County typically run $12,580–$31,450 (2–5% of purchase price) on a median-priced home, including title insurance ($800–$2,000), appraisal ($400–$700), home inspection ($350–$600), recording fees ($100–$300), and loan origination (0.5–1.0% of the loan amount). Use the calculator above for a specific estimate at your purchase price.
Data sources for Barnstable County
Every figure on this page is traceable. Verify the numbers yourself against the original public data.
Source for the 0.67% effective property tax rate, median home value, and median taxes paid (ACS 5-year, 2024 vintage).
Source for county-level flood zone exposure, wildfire risk, and other natural hazard ratings. Updated quarterly by FEMA.
Look up a specific property's flood zone and insurance rate map before making an offer on a home in Barnstable County.
Guides for Massachusetts home buyers
What every buyer should read before making an offer.
HOA Documents
HOA lawsuits — how to check for pending litigation against your future HOA before you close
A buyer closed on a house and only then found out about ongoing HOA lawsuits. Six checks you can run yourself before your contingencies expire.
Read the guide →HOA Documents
Undisclosed HOA special assessment — what you can do if you find out after closing
HOA special assessment not on the disclosure? One buyer got a $15,000 bill the day after closing. How to catch it before — and what to do after.
Read the guide →