Property-tax appeals in Massachusetts
Deadlines, evidence, and a packet you file yourself — for homes, multifamily, and commercial property in Massachusetts.
State rules verified from public sources| Deadline rule | File an abatement application (State Tax Form 128) with the local board of assessors on or before the due date for payment of the first installment of the actual tax bill (G.L. c. 59, 59) - usually February 1 in communities that bill quarterly, and usually November 1, or 30 days after the bills are mailed if later, in communities that bill semi-annually |
|---|---|
| First hearing body | Local board of assessors; appeal to the Massachusetts Appellate Tax Board within three months of the assessors' decision or deemed denial |
The deadline is jurisdictional: a late application loses the right to an abatement for that fiscal year, and the assessors cannot extend it (Massachusetts DOR Property Tax Abatements course, Ch. 6). Assessors must act within three months of filing or the application is deemed denied, which starts the three-month window to appeal to the Appellate Tax Board. The application must be filed on the DOR-approved form. No filing fee for the local abatement application was stated in the sources checked.
What wins in Massachusetts
Homes are argued on comparable sales and uniformity. Income property is argued on the income approach — rent roll, expenses, and a supported cap rate. The packet builds the argument that matches your property type, with your evidence organised as exhibits.
Segments: Residential · Multifamily · Commercial · Pricing
Largest counties in Massachusetts
Middlesex County · Worcester County · Essex County · Suffolk County · Norfolk County · Bristol County · Plymouth County · Hampden County · Barnstable County · Hampshire County · Berkshire County · Franklin County · Dukes County · Nantucket County
General information from public sources, not legal advice. Software, not representation. FairAppealPacket is not a law firm, a licensed appraiser, or a licensed property-tax consultant. We do not file, appear, or negotiate for you. You review, sign, and file your own appeal. No result is guaranteed.
See what your deadline and your numbers say
The check is free and uses your own numbers — no score invented from data we do not have. If your worksheet shows no indicated saving, we will tell you not to buy a packet.