# Sudbury's FY2026 Property Tax Rate: What the $14.27 Residential Rate Means for Homeowners
Key Takeaways
•The bottom line: Sudbury's FY2026 residential rate is $14.27 per $1,000 of assessed value — which on a typical single-family home works out to a five-figure yearly bill.
•The rate dropped, but bills didn't. It fell from $14.64 in FY2025 — yet many bills still rose, because home values climbed faster than the rate fell.
•A lower rate next door doesn't mean a cheaper bill. The home-value multiplier matters just as much. Compare annual dollars, not the sticker rate.
•Proposition 2½ makes town-wide growth more predictable — but your individual bill can still rise faster than the town average.
Why does Sudbury's $14.27 tax rate still create a five-figure bill?
It's mid-August 2026, and if your Sudbury assessment notice is sitting on the counter, $14.27 might not sound alarming at first glance.
Then you do the math.
Sudbury charges its residential rate per $1,000 of assessed value, so the real question isn't the rate itself — it's that rate multiplied by your home's assessed value.
In June 2026, Sudbury's single-family median hit $1,100,000, per Repliers/MLSPIN. At $14.27 per $1,000, that comes out to roughly $15,700 per year — about $1,308 per month in property taxes alone.
The rate itself sounds like a "mid-teens" number. Attach it to a seven-figure Sudbury home, though, and it becomes one of the biggest line items in your annual housing budget.
That same month, the all-residential median sold price landed at $1,091,258, with homes moving in a median of 21 days on market. This is a high-price, quick-moving market.
Sudbury Market Snapshot by Property Type — June 2026
Current MLS market metrics for Sudbury single-family homes, condos, and the combined residential market as of June 2026.
Single-family
Median Sold Price$1,100,000
Median Days on Market20 days
Months of Supply2.5 months
Condo
Median Sold Price$1,082,515
Median Days on Market26 days
Months of Supply3.6 months
All residential
Median Sold Price$1,091,258
Median Days on Market21 days
Months of Supply3.4 months
Source:Repliers / MLSPIN
The better question isn't whether your bill feels high. It's whether that bill is explainable, predictable, and tied to real local value.
How is Sudbury's FY2026 tax rate actually calculated?
Sudbury doesn't pull a tax rate out of thin air.
The rate comes from the town's levy — the total amount of property-tax revenue the town needs — spread across the total assessed value of taxable property.
Here's the part that trips people up: when property values rise, the tax rate can fall, and your bill can still climb.
That's exactly what happened in Sudbury. The residential rate dropped from $14.64 in FY2025 to $14.27 in FY2026 (see the residential row in the rate comparison below).
Sudbury FY2025 vs FY2026 Property Tax Rates
Year-over-year comparison of Sudbury residential and commercial/industrial/personal property tax rates for FY2025 and FY2026.
FY2025
FY2026
| Series | Label | Value |
|---|---|---|
| FY2025 | Residential | $14.64 |
| FY2026 | Residential | $14.27 |
| FY2025 | Commercial/Industrial/Personal Property | $21.04 |
| FY2026 | Commercial/Industrial/Personal Property | $21.54 |
Source:Sudbury Assessors Office
So why did many homeowners still see higher bills? Assessed values rose faster than the rate fell.
Across Massachusetts, the Division of Local Services (Municipal Databank, FY2026) reported residential rates dropping in 230 communities and rising in only 109. Statewide, total assessed values climbed 4.9%. These are statewide patterns that illustrate — rather than measure — Sudbury's own assessment change.
A lower rate applied to a higher home value can still add up to a bigger check.
Two things help keep Sudbury's tax picture disciplined. First, Proposition 2½ caps how fast the town-wide levy can grow. Second, Sudbury is mostly residential, so there's no large commercial base to shift the burden onto.
Statewide, of the 343 communities that certified FY2026 rates, none were near their legal levy ceiling, per DLS. That speaks to town fiscal capacity, not the volatility of any single homeowner's bill.
Does Sudbury cost more than nearby towns?
Not necessarily — and this is where comparisons often go sideways.
A lower tax rate in another town doesn't automatically mean a lower tax bill. The home-value multiplier matters just as much as the rate.
Take two identically priced homes. In a hypothetical town with a $12 rate, a $1.5 million home owes about $18,000 a year. That same home in Sudbury, at $14.27, owes about $21,400. Same value, different bill, driven entirely by the rate. (The $12/$18,000 figures are illustrative; the $14.27 Sudbury rate comes from the Sudbury Assessors Office, FY2026.)
The lesson: compare towns by annual tax dollars on a similarly priced home, not by the rate alone.
Weighing Sudbury against another MetroWest town? Confirm that town's certified FY2026 rate through the Massachusetts DLS databank before you make an offer.
What does the $14.27 rate mean for your August bill?
For most homeowners, the number that matters isn't the rate — it's your assessed value.
The market has softened recently, which might sound like relief. But your tax bill follows your assessed value, not the latest headline sale price. If assessments stay elevated, a softer market won't automatically shrink your bill.
Here's what the FY2026 rate looks like at different assessed values:
Data Table
| Assessed value | Annual tax | Roughly per month |
|---|---|---|
| $1,000,000 | ~$14,270 | ~$1,189 |
| $1,100,000 (single-family median) | ~$15,700 | ~$1,308 |
| $1,750,000 | ~$24,970 | ~$2,081 |
Illustrative calculations: assessed value × $14.27 per $1,000 (rate: Sudbury Assessors Office, FY2026).
Build this number into your household budget. A larger home, a fresh renovation, or a stronger location can tack on thousands per year.
How predictable are Sudbury property taxes over the next 10 years?
This is where Proposition 2½ earns its keep.
It won't freeze your individual bill, but it does limit how fast the town-wide levy can grow. If your assessment rises faster than the town average, though, your bill can still outpace expectations.
So Sudbury's tax system isn't fully flat or fixed, but it isn't random either. You can model the town-wide trajectory and budget for a realistic range.
Sudbury's well-regarded schools and services help sustain demand, which is part of why homeowners often see the tax bill as painful but tied to long-term value.
What should you check before paying your FY2026 bill?
Start with your assessment. Your bill is only as accurate as the data behind it — a wrong square footage figure, bedroom count, or condition note can push your assessment higher than it should be.
Run through this quick checklist:
•Review your FY2026 assessment for errors.
•Compare your assessed value with similar nearby homes.
•Budget monthly, not annually — about $1,308 on a median-priced single-family Sudbury home.
•Check official FY2026 rates before comparing Sudbury with another town.
•If something looks off, contact the Assessors Office before deadlines pass.
That turns the bill from a shock into a plan.
What are the strongest arguments against worrying about the $14.27 rate?
"A high bill doesn't mean Sudbury is over-taxed."
Fair point. The rate alone doesn't tell the full story — Sudbury's home values are a major part of the burden. But that's exactly the point: a seven-figure home multiplied by almost any local residential rate produces a serious annual bill.
"Proposition 2½ keeps growth under control, so sticker shock is overblown."
It keeps the town-wide levy more predictable, sure. It just doesn't guarantee your personal bill stays flat.
Statewide, the total levy still grew 50.6% over the decade from FY2016 to FY2025, per DLS — roughly 4.2% a year compounded. That's faster than many homeowners expect from a "2.5% cap," because new growth and overrides stack on top of it. The cap slows growth; it doesn't stop it.
So what should Sudbury homeowners do now?
The $14.27 FY2026 rate isn't the whole story. Your home's assessed value is what turns that rate into a five-figure bill.
For a typical Sudbury single-family home, the annual tax cost runs into five figures. That's significant, but it's also broadly predictable, tied to state limits, and connected to the schools and services that help define Sudbury's value.
Do three things now: check your assessment, budget monthly, and compare towns in annual dollars — not just tax rates.
If you want help estimating the tax impact for your specific Sudbury home, reach out and we'll walk through the numbers together.
