Woburn MA property tax for fiscal year 2026 is billed at $9.15 per $1,000 of assessed value for residential property and $21.43 per $1,000 for commercial, industrial, and personal property.1City of Woburn. Assessing Department On a home assessed at $600,000, that works out to an annual bill of $5,490, paid in four quarterly installments.
How the Rate and the Bill Are Calculated
Woburn uses a split tax rate, so homeowners and business owners are charged different amounts per dollar of assessed value. The City Council sets the split each fiscal year (July 1 through June 30) after the Board of Assessors certifies property values.1City of Woburn. Assessing Department
The math is simple. Divide your assessed value by 1,000, then multiply by the rate that applies to your property class. A home assessed at $500,000 owes $500 × $9.15, or $4,575 for the year. A commercial property assessed at $1,000,000 owes $1,000 × $21.43, or $21,430.
Your FY2026 assessment reflects market conditions as of January 1, 2025, the statutory valuation date in Massachusetts.1City of Woburn. Assessing Department Fair cash value means what a willing buyer would pay a willing seller on the open market, with neither side under pressure.2City of Woburn. Board of Assessors
When Your Tax Bill Is Due
Woburn bills quarterly. State law sets the schedule:3General Court of Massachusetts. Massachusetts Code Chapter 59 – Section 57C
- August 1: first preliminary installment, estimated from last year’s total tax.
- November 1: second preliminary installment, also based on last year’s figures.
- February 1: first actual installment, reflecting the new assessment and rate.
- May 1: final actual installment, closing out the fiscal year.
The first two bills are placeholders. The real numbers for FY2026 arrive with the February bill, which is also the last day to challenge the new assessment (more on that below).
Ways to Pay
The city’s online portal accepts electronic checks and credit cards.4City of Woburn. Pay A Bill You can also mail a check to the Treasurer and Collector’s office at City Hall or pay in person during business hours. Keep the confirmation or receipt. Disputes about whether a payment arrived on time are much easier to resolve with a paper trail.
What Happens If You Pay Late
Interest accrues at 14 percent per year from the day after the due date, with no grace period.5General Court of Massachusetts. Massachusetts Code Chapter 59 – Section 576City of Woburn. Treasurer and Collector On a $5,000 overdue balance, that’s roughly $700 in interest over a full year.
If the balance stays unpaid, the city can record a tax lien against your property at the Registry of Deeds and begin a tax taking. After at least 12 months, the municipality can petition the Land Court to foreclose on your right to redeem the property.7General Court of Massachusetts. Massachusetts Code Chapter 60 – Section 65 Massachusetts also lets cities sell delinquent tax debts to third-party investors, who can then continue the foreclosure themselves.8Mass.gov. Tax Liens You can still redeem by paying the back taxes, interest, and fees before the foreclosure is final, but once Land Court completes the foreclosure, the property is gone. If you can’t pay, call the Treasurer’s office early.
Exemptions That Can Lower Your Bill
Massachusetts General Laws Chapter 59, Section 5 provides several property tax exemptions, and Woburn residents who qualify must apply annually with the Board of Assessors.9Mass.gov. Massachusetts General Laws c.59 Section 5 – Property; exemptions10City of Woburn. Exemptions Filing an exemption does not pause your obligation to pay on time.
The most commonly used ones are:
- Clause 41C for seniors age 70 or older (65 or older if Woburn has adopted the local option) who have lived in Massachusetts at least 10 years and owned property in the state at least five years. A single applicant’s gross income generally cannot exceed roughly $25,000, and total assets excluding the home cannot exceed $40,000. Thresholds are higher for married applicants.
- Clause 22 and related clauses for veterans with a service-connected disability rated 10 percent or more. The base exemption is $400, with higher amounts for loss of a limb or eye ($750), loss of two extremities ($1,250), and total disability ($1,000 up to a full exemption depending on the clause). Surviving spouses of veterans who died from service-related causes receive a full exemption until remarriage.
- Separate clauses for surviving spouses who have not remarried and for legally blind residents, each with their own income and asset limits.
Applicants need supporting documents such as proof of age, a DD-214 or other discharge paperwork, medical records, or income verification. If you received an exemption last year, Woburn mails a renewal form in early July.10City of Woburn. Exemptions
Filing an Abatement If Your Assessment Is Too High
An abatement is a formal reduction in your property’s assessed value. It’s different from an exemption; exemptions depend on who you are, abatements depend on what the property is worth.
The deadline is strict. In Woburn’s quarterly billing system, the abatement application is due by February 1, the due date of the first actual tax bill.11Secretary of the Commonwealth of Massachusetts. Property Tax Information Miss that date and you lose the right to challenge the assessment for the entire fiscal year.
You need evidence that the assessed value exceeds fair market value. A recent independent appraisal with an interior inspection and neighborhood comparables is the strongest proof. Comparable sales of similar homes that closed below your assessed value also carry weight. The state abatement form is State Tax Form 128, available through the Department of Revenue, and Woburn may provide its own version through the Board of Assessors.12Secretary of the Commonwealth of Massachusetts. Property Tax Abatement Tips A professional appraisal typically runs $300 to $1,200 for a single-family home, so weigh the cost against likely savings before paying for one.
Check Your Assessment Before the Bill Arrives
Woburn’s assessment data is online through the city’s assessors database, hosted by Vision Government Solutions. You can search by address or parcel ID and see your assessed value, lot dimensions, building details, and often a photograph. Errors in recorded square footage, room count, or property features are the most common cause of over-assessment, and they are easy to catch if you look. Checking before the actual bill arrives in February gives you time to prepare an abatement application if something is wrong.
What a Rate Change Means for Mortgage Escrow
If your mortgage includes an escrow account, the lender collects part of your estimated property tax with each monthly payment and pays Woburn on your behalf. When the rate or your assessment rises, the escrow account usually runs short. Federal regulations require your servicer to run an annual escrow analysis and send you a statement within 30 days of the end of your escrow computation year.13Consumer Financial Protection Bureau. Section 1024.17 Escrow accounts
The jump from $8.54 to $9.15 per thousand between FY2025 and FY2026 adds about $366 per year on a $600,000 home, or roughly $30 more per month in escrow, plus any catch-up amount for the shortfall already accumulated. Watch for the annual escrow statement so the new monthly payment doesn’t catch you off guard.
Deducting Woburn Property Taxes on Your Federal Return
If you itemize, property taxes you paid during the year count toward the federal state and local tax (SALT) deduction. For the 2026 tax year, the SALT cap is $40,400 for single filers and married couples filing jointly, or $20,200 for married filing separately.14Office of the Law Revision Counsel. 26 USC 164 – Taxes The cap applies to all state and local taxes combined, not property tax alone.
For most Woburn homeowners, the $40,400 cap is roomy enough to absorb the full property tax bill. The real question is whether your total itemized deductions beat the standard deduction; if they don’t, the property tax deduction has no effect. Taxpayers with modified adjusted gross income above $500,000 see the cap phase down, eventually to a $10,000 floor.14Office of the Law Revision Counsel. 26 USC 164 – Taxes