Property taxes in Beverly, Massachusetts for fiscal year 2026 are charged at $10.81 per $1,000 of assessed value on residential property and $20.98 per $1,000 on commercial, industrial, and personal property.1Beverly, MA. City Assessors Bills go out quarterly, and the city offers several exemptions and an abatement process that can lower what you owe if you qualify or if your assessment is too high.
FY2026 Tax Rates
Beverly uses a split tax rate, so homeowners and businesses pay different amounts per $1,000 of value:
- Residential: $10.81 per $1,000 of assessed value
- Commercial, industrial, and personal property: $20.98 per $1,000 of assessed value
The City Council sets the rates each year after the Board of Assessors certifies property values. Beverly applies a tax shift ratio of 1.75 to 1, the maximum the state allows, which puts commercial property at 175% of the residential rate.2Patch. Beverly City Council Approves Maximum Tax Shift Burden to Businesses The underlying authority comes from Massachusetts General Laws Chapter 59.3General Court of Massachusetts. Massachusetts General Laws Chapter 59 – Assessment of Local Taxes
How Your Bill Is Calculated
Divide your assessed value by 1,000, then multiply by your rate. A home assessed at $600,000 produces an annual tax of 600 × $10.81, or $6,486.1Beverly, MA. City Assessors A commercial parcel at the same value owes 600 × $20.98, or $12,588.
Your assessed value is the fair market value of the property as of January 1 of the fiscal year, set by the Board of Assessors.1Beverly, MA. City Assessors Assessors weigh your square footage, lot size, condition, and improvements against recent sales of comparable properties nearby. A sale down the street can move the number on your bill.
On top of the base tax, Beverly adds a 1% Community Preservation Act surcharge, which funds open space, historic preservation, affordable housing, and outdoor recreation.4City of Beverly, Massachusetts. Community Preservation Act On the $600,000 example above, that adds roughly $65.
CPA Surcharge Exemption
Low- and moderate-income owner-occupants can apply to be exempted from the CPA surcharge. For FY2026, a single senior household qualifies up to $112,650 in income; a single non-senior household up to $90,100. For two people, the ceilings are $128,700 (senior) and $103,000 (non-senior), and they rise with each additional household member. You must own and occupy the property as your primary residence as of January 1, 2025, and apply by April 1, 2026.5City of Beverly, Massachusetts. Community Preservation Act Exemption Guidelines
Payment Schedule and How to Pay
Beverly bills quarterly. Payments are due August 1, November 1, February 1, and May 1.6City of Beverly. Frequently Asked Questions The August and November bills are preliminary, calculated from a percentage of the prior year’s total tax because the new rate hasn’t been set yet. The February and May bills are the “actual” bills, reflecting the certified rate and any assessment changes.
You can pay online through the city’s payment portal. Electronic check is free; credit card payments carry a convenience fee from the processor, and Beverly currently accepts MasterCard and Discover online.7City of Beverly, MA. Online Payment If you pay by mail, send it early enough to arrive before the due date, since postmarks don’t protect you from penalties.
What Happens If You Pay Late
Unpaid property taxes accrue interest at 14% per year, calculated from the due date.8General Court of Massachusetts. Massachusetts General Laws Chapter 59 – Section 57 The city can also tack on a demand fee of up to $30 when it sends a formal collection notice.9General Court of Massachusetts. Massachusetts General Laws Chapter 60 – Section 15
If a bill stays unpaid 30 days after a demand notice, the city can send a second demand. If payment doesn’t come within 14 days of that, the city may record a tax taking at the Registry of Deeds, placing a lien on the property. Once in tax title status, interest shifts to 8% per year on the balance.10Mass.gov. Tax Lien Foreclosure Informational Outline
From there the city can file a foreclosure complaint in Land Court 6 to 12 months after the tax taking. The court appoints a title examiner, notifies interested parties, and sets hearings. You can still redeem the property by paying what’s owed or arranging a payment plan, but if the court-ordered deadline passes, the court can enter a final judgment of foreclosure and you lose the property.11Mass.gov. The Tax Lien Foreclosure Process
Exemptions That Can Lower Your Bill
Massachusetts law provides fixed-dollar exemptions for certain residents. The amounts are modest but matter on a fixed income, and you can generally claim only one per fiscal year. The Board of Assessors processes applications.
Seniors (Clause 41C)
If you’re 70 or older, you may qualify under Clause 41C of Chapter 59, Section 5.12Mass.gov. Massachusetts General Laws c.59 Section 5 – Property Exemptions Income must stay under roughly $24,900 single or $37,400 married (with a Social Security allowance applied), and total assets excluding the home must stay under $40,000 single or $55,000 married. You need five years of ownership and occupancy as your primary residence.
Veterans (Clause 22 and Related)
Veterans with service-connected disabilities qualify for exemptions scaled to severity:13Executive Office of Veterans Services. Local Property Tax Exemptions for Veterans
- 10% or more disability, or Purple Heart recipient: $400
- Loss of one hand, foot, or eye; former POW: $750
- 100% service-connected disability: $1,000
- Loss of both hands, feet, or eyes: $1,250
- Total disability requiring specially adapted housing: $1,500
- Paraplegics or 100% service-connected blindness: full exemption
Surviving spouses of qualifying veterans receive the same tier as the veteran. Under the HERO Act, municipalities that accept it can double these amounts or tie them to inflation.
Surviving Spouse, Minor Child, Elderly (Clause 17D) and Blind (Clause 37A)
Surviving spouses, minor children of a deceased parent, and residents 70 or older who meet asset limits can apply under Clause 17D for an exemption of roughly $175 to $265, depending on the fiscal year. Legally blind residents qualify under Clause 37A for a $500 exemption. Both require ownership and occupancy as a primary residence.
Challenging Your Assessment
If you think your assessed value is too high, file an abatement application with the Board of Assessors. For FY2026, the deadline is February 2, 2026, the due date of the first actual tax bill. That deadline cannot be extended or waived. A late application, even by one day, legally cannot be granted.14City of Beverly. FY 2026 Real Estate Abatement
Your application should show that the assessed value exceeds fair market value. A recent independent appraisal is the strongest evidence (typically $250 to $1,000), but comparable sales from similar nearby properties can also carry the argument. The Board has three months from your filing date to decide and notify you in writing.14City of Beverly. FY 2026 Real Estate Abatement A granted abatement is applied to your remaining installments.
Appealing to the Appellate Tax Board
If the Board denies the abatement, or doesn’t respond within three months (which counts as a denial), you can appeal to the Massachusetts Appellate Tax Board. You have three months from the date of the decision or deemed denial to file.15General Court of Massachusetts. Massachusetts General Laws Chapter 59 – Section 65 Miss that window and you lose appeal rights for the fiscal year. The ATB is a state tribunal with independent review authority, and its decisions bind the city.