# Concord, MA Property Tax Rate in FY2026: What Homeowners Pay Now
Key Takeaways
•The current rate: Concord's FY2026 residential property tax rate is $13.05 per $1,000 of assessed value — down from $13.26 in FY2025, per the Town of Concord's official Tax Rate History.
•The catch: A lower rate does NOT mean a lower bill. The median home, assessed at $1,231,800, still owes roughly $16,070 a year (per a third-party Property Tax Hawk estimate).
•The competing figure: Some online guides still show a $13.26 rate and a ~$33,200 bill. That reflects last year's numbers — trust your actual August statement instead.
•Your bill starts with your assessment, not the headline rate.
•The bottom line: Budget from the simple formula — assessed value ÷ 1,000 × $13.05 — and check your August statement.
Why Did Concord’s Tax Rate Drop, but Your Bill May Not?
Here’s a scenario I hear all over town this month.
Neighbors bump into each other. Someone says the Concord tax rate went down. Then everyone assumes their tax bill should be lighter.
Hold that thought.
Per the Town of Concord's Tax Rate History, the FY2026 residential rate is $13.05 per $1,000 of assessed value — down from $13.26 in FY2025.
Your third-quarter actual bill — the real bill, not the estimated one — is arriving right about now. But a lower rate does not automatically mean a lower bill. Your assessment matters just as much.
Per a Property Tax Hawk analysis (a third-party aggregator's estimate, not the town's official figure), the median Concord home across all residential parcels analyzed is assessed at $1,231,800. At the current rate, that works out to about $16,070 per year.
What Concord’s Median Assessment Means for Taxes
Assessment and tax-bill context for Concord residential property owners, based on 2026 records.
| Category | FY2026 Residential Assessment |
|---|---|
| Residential Parcels Analyzed | 5,649 |
| Median Residential Assessment | $1,231,800 |
| Median Assessed Value per Sq Ft | $521 / sq ft |
| Residential Tax Rate | $13.05 / $1,000 |
| Estimated Tax on Median Assessment | ≈ $16,070 / year |
So the real answer is this:
Concord’s rate dropped, but many homeowners will still pay a large tax bill because assessed values remain high.
If you care about predictable costs, this is the number to watch.
How Does $13.05 Compare With Last Year?
Concord’s residential tax rate is down overall from FY2021 to FY2026. It did rise in FY2024 and FY2025, then dipped again in FY2026.
Concord Residential Tax Rate Trend, FY2021–FY2026
Town-reported residential property tax rates for the current fiscal year and preceding five years.
| Series | Label | Value |
|---|---|---|
| Residential Tax Rate | 2021 | $14.72 |
| Residential Tax Rate | 2022 | $14.76 |
| Residential Tax Rate | 2023 | $12.96 |
| Residential Tax Rate | 2024 | $13.13 |
| Residential Tax Rate | 2025 | $13.26 |
| Residential Tax Rate | 2026 | $13.05 |
The Town of Concord’s Tax Rate History shows the residential rate at:
•$13.05 in FY2026
•$13.26 in FY2025
•$13.13 in FY2024
•$12.96 in FY2023
•$14.76 in FY2022
•$14.72 in FY2021
Commercial owners also saw a dip, from $12.39 to $12.20.
You may see a competing figure online. The top-ranking steve-novak.com guide claims Concord's rate is $13.26 with a median bill near $33,200. That $13.26 is last year's FY2025 rate. The Town of Concord Tax Rate History shows $13.05 for FY2026, and the $1,231,800 median assessment yields about $16,070 — not $33,200. Trust your actual August statement.
Here’s why the rate can fall. In Massachusetts, the rate often drops when total assessed property value rises. The town still needs to collect a set amount, called the levy. Spread across a larger total value, the rate per $1,000 can go down.
That sounds like good news. But for your wallet, the math depends on your own home. A lower rate on a higher assessment can leave your bill flat — or even higher.
Take that 21-cent drop per $1,000. On the median home, that is 0.21 × 1,231.8, or about $259 a year — if your assessed value stays the same. If your assessment rose, that savings may disappear.
Your assessment is the starting point. The rate is only half the equation.
How Do You Calculate Your Concord Property Tax Bill?
Use this simple formula:
Assessed value ÷ 1,000 × $13.05 = your annual tax, before any exemptions.
For the median Concord home, the math looks like this:
•Assessed value: $1,231,800
•Divide by 1,000: 1,231.8
•Multiply by $13.05
•Estimated annual tax: about $16,070
Concord bills quarterly. Divide that ~$16,070 annual estimate by four, and each quarterly bill is about $4,018.
Your assessed value comes from the town’s estimate of your home’s “fair cash value” — what the town believes your home was worth as of January 1.
Across 5,649 residential parcels, the median works out to about $521 per square foot.
The timing also matters. Concord’s fiscal year runs July through June. The first two quarterly bills are estimates. The third-quarter bill is the first “actual” bill, based on the final tax rate and current assessment.
That is why August is when the real number starts to show up.
Can You Deduct More of Your Concord Property Tax This Year?
Your local tax bill also affects your federal tax picture.
If you are paying around $16,070 in property tax, the state and local tax deduction — often called SALT — matters. SALT is the federal deduction for certain state and local taxes, including property taxes.
The exact cap and how it applies changes over time. Confirm current SALT rules with your tax adviser before you rely on them.
For Concord homeowners, the deduction may be meaningful, but it will not help everyone the same way. It depends on your income, whether you itemize, and your total state-plus-local taxes.
So the practical takeaway is simple: ask your tax adviser to model it before year-end. The property tax bill is local, but the after-tax cost may depend on your federal return.
What If Your Tax Bill Feels Too High?
If your bill rose even though the rate dropped, look first at your assessment. That is usually where the change shows up.
Concord’s assessments are generally reasonable, but not perfect. Among 222 qualified arm’s-length sales in 2024 (all residential parcels analyzed by the source), homes sold at a median assessment-to-sale ratio of 0.95 — meaning assessments were slightly below sale prices overall.
Assessment-to-Sale Reality Check: Concord 2024 Sales
A concise check on how Concord assessments compared with qualified arm’s-length sales in 2024.
2024 Sales Comparison
Qualified Arm's-Length Sales222
Median Assessment-to-Sale Ratio0.95
But averages can hide individual problems.
If your assessment looks too high, take three steps:
1. Pull your property record card. Check square footage, bedroom count, bath count, land size, and condition.
2. Compare similar nearby homes. Look for homes close in size, age, location, and style.
3. Consider an abatement. An abatement is a formal request to lower your assessment.
Massachusetts homeowners typically file a property tax abatement request on a state form with the local board of assessors, subject to a strict filing deadline. Confirm the current form number, filing process, and deadline with the Concord Board of Assessors before you wait.
What Should Concord Homeowners Do Now?
For FY2026, Concord is a high-tax but fairly predictable town. The rate has dropped from $14.76 in FY2022 to $13.05 today — a steady downward move, not a spike.
But your bill still starts with your assessment.
The cleanest way to budget is:
Your assessed value ÷ 1,000 × $13.05
Then compare that number with your August bill.
Two smart moves now:
•Verify the rate and assessment on your actual statement. Some online guides may still show last year’s $13.26 rate.
•Review your assessment against comparable Concord homes. If it looks high, act before the abatement deadline.
Bottom line: rate down, values high, bill still substantial.
Want to know what your specific Concord home should be taxed at? Send me your assessed value and neighborhood. I’ll help you read the numbers clearly.
