🏠 Assessment vs. Appraisal in Easthampton, MA: What Really Determines Your Property Taxes
When your new mortgage appraisal comes in higher—or lower—than expected, it’s natural to wonder if your property tax bill will change.
Spoiler: it won’t.
In Easthampton, MA, your property tax is based on the City’s assessed value, not your private appraisal. Let’s unpack the difference and what really drives that annual tax bill.
🔍 Assessment vs. Appraisal: The Key Difference
| Assessment | Appraisal | |
|---|---|---|
| Who performs it | Easthampton Board of Assessors | Licensed appraiser hired by a lender, buyer, or owner |
| Purpose | To determine a fair, uniform value for taxation | To estimate market value for financing, sale, or estate purposes |
| How it’s done | Mass appraisal using citywide sales data, building characteristics, and modeling | Fee appraisal—a deep analysis of one property |
| When it’s effective | January 1 each year (sets next fiscal year’s taxes) | The date of inspection or report |
| Used for taxes? | ✅ Yes – basis of your property tax bill | ❌ No – informational only |
Bottom line: The assessed value is what your taxes are calculated from—not your appraisal or the price you paid for your home.
🧾 How Easthampton’s Assessment Process Works
1. Valuation date
Each fiscal year’s assessments reflect market value as of January 1.
For example, FY 2025 assessments reflect property values as of Jan 1, 2024.
2. Annual updates + State oversight
Easthampton revalues properties every year, and the Massachusetts Department of Revenue (DOR) certifies those numbers every five years to ensure accuracy.
3. Current certified tax rate (FY 2025)
Easthampton City Council voted to keep a single tax rate of $13.67 per $1,000 of assessed value.
(Source: Easthampton City Council, DOR certification 2025)
💡 Your Tax Bill Is Simple Math
Property Tax = (Assessed Value ÷ 1,000) × $13.67
| Assessed Value | Estimated Annual Tax (FY 2025) |
|---|---|
| $400,000 | ≈ $5,468 |
| $550,000 | ≈ $7,519 |
Even if your lender’s appraisal says your home is worth $600,000, Easthampton taxes you on the assessed value set by the Assessors—not that private opinion.
📅 Easthampton’s Tax Billing Calendar
Easthampton sends quarterly tax bills, due:
August 1 • November 1 • February 1 • May 1
If the due date falls on a weekend or holiday, it’s automatically extended to the next business day.
🏘️ What If You Think Your Assessment Is Too High?
You can apply for an abatement—but timing matters.
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The window opens when third-quarter (actual) bills are mailed in December.
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The deadline is typically February 1 (for FY 2025 it was Feb 3, 2025).
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You must provide evidence that the assessed value exceeded market value as of January 1 of that tax year.
Valid evidence includes:
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Recent comparable Easthampton sales before Jan 1.
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Proof that your property record card shows wrong data (e.g., square footage, condition, bedroom count).
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Documentation of structural issues or limited market appeal.
📎 Applications and property record cards are available through the Easthampton Assessors’ Office.
🚗 Quick Note on Vehicle Taxes
Motor vehicles are taxed separately through the Massachusetts Motor Vehicle Excise, billed locally by the City.
Rate: $25 per $1,000 of excise value (set by the Commonwealth).
Bills are due 30 days from mailing, and you can apply for an abatement if you sold, traded, or moved a vehicle.
🧠 Why Your Appraisal and Assessment Don’t Match
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Different timing: Assessments freeze values as of January 1; your appraisal might be months later in a changing market.
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Different purpose: The assessor values thousands of properties using models; the appraiser studies one property in detail.
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Different oversight: Assessments are verified by the Department of Revenue; appraisals are reviewed by lenders or clients.
✅ Takeaways for Easthampton Homeowners
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Your property taxes are based on the assessed value, not your appraisal.
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Easthampton’s FY 2025 tax rate is $13.67 per $1,000.
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The valuation date is January 1 of each year.
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Quarterly due dates: Aug 1, Nov 1, Feb 1, May 1.
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If you disagree with your assessment, file an abatement before the early-February deadline.
🏡 Thinking About Buying or Selling in Easthampton?
Understanding assessments helps you budget accurately, price competitively, and avoid surprises at closing.
If you’d like a local real-estate professional to walk you through assessed values, market trends, and what they mean for your next move, I’m happy to help.
📞 Shelly Hardy, Realtor®
Brick & Mortar Realty | Easthampton & Pioneer Valley
Helping you move forward with clarity and confidence.
