County property tax calculator
Property Tax Calculator for Nantucket County
Nantucket County is among the lowest property tax jurisdictions in the United States. At 0.215%, the effective rate runs roughly half the 1.07% national average — a rare position that gives homeowners a structurally lower carrying cost. The annual tax on a median home of $1,387,000 comes to just $2,982, or about $249 per month in escrow. Local revenue here is often supplemented through sales tax, tourism, or state programs rather than property tax. For buyers comparing jurisdictions, the difference compounds year after year: over a decade, a lower rate can save tens of thousands in total tax paid. The trade-off, if any, is worth checking against local services and school funding before making a purchase decision. Long-term owners here can often offset a modestly higher purchase price against a higher-tax market through accumulated savings alone. Nantucket County's median home value of $1,387,000 sits far above the Massachusetts state average — this is a premium market. Buyers here typically see larger down payments, higher loan amounts, and pricing that can push certain loans into jumbo territory. The valuation reflects a combination of demand, employment access, and local amenities that tend to hold long-term. For buyers entering this market, the math shifts: monthly payments scale with the loan amount, and lenders may apply stricter scrutiny at higher price points. Homeowners' insurance and property tax often run above state norms as a direct result. Anyone budgeting a purchase should plan for the full carrying cost, not just the loan payment. Buyers moving into this tier should expect lender scrutiny on jumbo financing thresholds and may benefit from a full pre-approval before touring properties, since the price point often attracts multiple offers and fast decisions.
Property Tax Details
National average is 1.07%
Used to project future tax burden
Annual Property Tax
$0
Insights
Property Tax Landscape in Nantucket County
Nantucket County stands out within Massachusetts with a 0.215% effective rate — well below the state average of 1.13%. The gap saves roughly $12,691 per year on a median-priced home, a substantial amount when compounded over the life of a mortgage. Counties in this tier often fund services through alternative revenue: sales tax, state transfers, tourism, or commercial tax base. For buyers who plan to hold long-term, the cumulative savings versus higher-tax counties in Massachusetts can run into the tens of thousands. Escrow will still adjust with assessments, but the baseline rate offers a structurally lower carrying cost. Within Massachusetts, Nantucket County ranks as the 1th lowest of 14 counties by effective property tax rate.
Nantucket County's median home value of $1,387,000 sits far above the Massachusetts state average — this is a premium market. Buyers here typically see larger down payments, higher loan amounts, and pricing that can push certain loans into jumbo territory. The valuation reflects a combination of demand, employment access, and local amenities that tend to hold long-term. For buyers entering this market, the math shifts: monthly payments scale with the loan amount, and lenders may apply stricter scrutiny at higher price points. Homeowners' insurance and property tax often run above state norms as a direct result. Anyone budgeting a purchase should plan for the full carrying cost, not just the loan payment. Median household income in Nantucket County tracks the Massachusetts average at $119,750, giving buyers access to the full range of standard loan programs including conventional, FHA, and USDA where applicable. The price-to-income ratio of 11.6x signals a market where buyers stretch to enter — households at the median allocate a larger share of take-home pay toward housing than in most US markets. Median gross rent runs $2,070 per month, giving renters a baseline to compare against ownership costs in the same market.
Property Tax Scenarios — Nantucket County
The scenarios below show how property tax scales across a range of home values typical for a premium market. Buyers comparing price points can see the direct effect on annual and monthly escrow: each step up in value moves the tax line proportionally at the county's effective rate. This is not the loan payment — it is the tax component that sits inside the monthly mortgage servicer collection.
| Home Value | Annual Tax | Monthly Escrow | 10-Year Total |
|---|---|---|---|
| $695,000 | $1,494 | $125 | $14,943 |
| $1,040,000 | $2,236 | $186 | $22,360 |
| $1,385,000 | $2,978 | $248 | $29,778 |
| $2,080,000 | $4,472 | $373 | $44,720 |
| $2,775,000 | $5,966 | $497 | $59,663 |
Frequently asked questions
In a county with one of the lowest tax rates in the country, questions tend to focus on how the lower rate affects long-term ownership cost and what to expect in escrow. Answers below use Nantucket County-specific figures.
What is the property tax rate in Nantucket County?
Nantucket County has an effective property tax rate of 0.215%, among the lowest in the country (national average: 1.07%). On a median home of $1,387,000, that's about $2,982 per year, or $249 monthly through escrow.
How much are property taxes on a home in Nantucket County?
At the county median of $1,387,000, annual property taxes run roughly $2,982, collected through mortgage escrow at about $249 per month.
How does Nantucket County compare to Massachusetts?
Nantucket County's 0.215% rate is substantially below Massachusetts's statewide average of 1.13%. The difference equals about $12,691 per year on a median home.
What is the median income in Nantucket County?
Median household income in Nantucket County is $119,750 (Census ACS 2023). Median gross rent runs $2,070 per month.
Are property taxes deductible in Nantucket County?
Yes, property taxes are deductible on federal returns when you itemize, subject to the SALT cap ($10,000 for most filers). Nantucket County homeowners paying $2,982 annually may benefit if their combined state and local tax burden exceeds the standard deduction.
How are property taxes calculated in Nantucket County?
The county assessor multiplies your home's assessed value by the local tax rate. On a $1,387,000 home at the county's effective rate of 0.215%, the annual bill is approximately $2,982.
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Disclaimer: This calculator and the content on this page are for educational purposes only. They do not constitute financial, legal, or tax advice. Rates, loan limits, and eligibility criteria vary by lender, location, and borrower profile. Always consult a licensed financial professional before making borrowing decisions. CalcPier is independent and not affiliated with any lender listed on this page.
