What this calculator does
Boston's residential exemption lowers property tax for owners who live in their homes. Boston's FY2026 residential tax rate is $12.40 per $1,000 of assessed value. Owner-occupants can claim the residential exemption, worth up to $4,353.74 in FY2026, which removes a flat amount of value from the bill. This calculator shows the FY2026 bill with and without it.
How to use it
- Enter the FY2026 assessed value from Boston's Assessing Online.
- Read the saving and both bills.
The formula
Exemption value = $4,353.74 ÷ $12.40 × 1,000 ≈ $351,108. Tax with exemption = (assessed value − exemption value) × $12.40 ÷ 1,000.
Worked example
Using the default inputs shown in the calculator above:
| Step | Amount |
|---|---|
| FY2026 assessed value | $800,000 |
| Residential exemption (owner-occupied) | -$351,108 |
| Taxable value | $448,892 |
| Tax at $12.40 per $1,000 | $5,566 |
| Yearly saving | $4,354 |
FY2026 residential exemption savings: $4,354. Tax falls from $9,920 to $5,566 (43.9% lower).
The exemption is a flat $351,108 off the value, so it saves the same dollar amount on a condo as on a large house. That makes it worth 43.9% of this bill; on a cheaper home the percentage would be larger. It is set each year at up to 35% of the average residential value.
Who qualifies in Boston
You must own and occupy the property as your principal residence on January 1 and file with Boston Assessing by the deadline (April 1, 2026 for FY2026). Owners of two- and three-family homes who live in one unit qualify too. Separate exemptions exist for seniors, veterans and blind owners.
Savings at different Boston home values
The exemption is a fixed dollar amount, so the savings stay the same across values while the percentage cut shrinks as the home gets more expensive. Values below are FY2026 assessed values using the residential tax rate on this page.
| Assessed value | Tax without exemption | Tax with exemption | Yearly saving | Bill reduced by |
|---|---|---|---|---|
| $450,000 | $5,580 | $1,226 | $4,354 | 78% |
| $600,000 | $7,440 | $3,086 | $4,354 | 59% |
| $800,000 | $9,920 | $5,566 | $4,354 | 44% |
| $1,000,000 | $12,400 | $8,046 | $4,354 | 35% |
| $1,500,000 | $18,600 | $14,246 | $4,354 | 23% |
| $2,500,000 | $31,000 | $26,646 | $4,354 | 14% |
For a condo owner, the exemption can remove a large share of the bill; for owners of high-value homes it is a smaller share, though the dollar saving is identical. Owners must apply, and the home must have been their primary residence on January 1 of the prior year, so new buyers should note the deadline in the year after they move in.
Common mistakes and tips
- Forgetting to apply after buying — it is not automatic.
- Claiming it on a second home.
- Missing the April 1 deadline.
- Assuming the dollar amount is the same every year — it changes with the tax rate and average value.
Frequently asked questions
How much is Boston's residential exemption for FY2026?
Up to $4,353.74 in tax savings.
What is Boston's FY2026 residential tax rate?
$12.40 per $1,000 of assessed value.
Do I need to reapply every year?
Once granted, it generally continues as long as you own and live in the home, but new owners must apply.
Why is the saving the same for a small condo and a big house?
Because the exemption removes a fixed dollar amount of value, not a percentage.
Sources
Disclaimer
This calculator provides estimates for educational purposes only and is not financial, tax, legal, real estate, or insurance advice. Consult a licensed professional before making decisions.