By Lisa Sevajian, Realtor · Last updated October 14, 2026 · 7 min read

Amesbury MA Schools and Property Taxes: What Should You Know Before You Buy in 2026?

Thinking about Amesbury MA? Start with the part no listing can show you.

A listing shows you the porch and the yard. It won't show you the tax rate, or how the city pays for its schools.

If you love Amesbury MA but feel unsure about the bill, you aren't alone. Buyers tell me that all the time.

So here's the part no listing shows you. Every number below comes from the city or the state. Where something isn't clear, I'll say so.

A higher rate on a lower value can still be a fair bill. Do the math first.

What's the property tax rate in Amesbury MA?

The FY2026 tax rate in Amesbury MA is $15.05 per $1,000 of assessed value. The state lists it in its tax rates by class.

Assessed value is the value the city puts on your home for taxes. It isn't the price you pay. To estimate your bill, divide the assessed value by 1,000. Then multiply by 15.05.

That's about $1,505 a year for each $100,000 of assessed value. You can check any house you like in a few seconds.

What's the average tax bill in Amesbury MA?

The average single family bill in FY2026 is $9,868.

That's on an average value of $655,694, per the state's average single family tax bill report. Your own bill depends on the house you pick.

The rate has come down each year. It was $15.64 in FY2024, $15.30 in FY2025 and $15.05 in FY2026. Values rose, so the average bill still went up, from $9,583 to $9,868.

Why does Amesbury MA have a higher rate than nearby towns?

One big reason is value. Average home values are lower than in Andover MA or North Andover MA, so the rate is higher to raise what the city needs.

Here's the part people miss. A higher rate doesn't always mean a higher bill for you. Your bill is the rate times your home's value. So a lower value at a higher rate can land close to a higher value at a lower rate.

Amesbury MA also uses one rate for homes and businesses. Some cities charge businesses more, which moves part of the load off homes. Amesbury MA doesn't do that right now.

What's the new Shay school in Amesbury MA?

It's a newer building for your youngest kids. It serves preschool to grade 2.

The Sgt. Jordan Shay Memorial Lower Elementary School opened in fall 2023. It was planned as a $60.5 million project. The city was set to pay about 60 percent. The state school building agency was set to pay the rest, per trade press at groundbreaking.

New buildings cost money. You pay for it inside the rate you see today. The upside for you is a modern school for your little ones.

How do Amesbury MA schools compare on graduation and spending?

The class of 2025 graduated at 82.1 percent.

That's from the state's graduation rate report. The district spent $23,135.42 per student in FY2024, the newest year the state has posted.

Spending tells you about budgets, not teaching. If graduation matters a lot to you, ask the high school what it's doing to raise that number. A good school will have a real answer.

How do I check Amesbury MA test scores?

Use the state's free school and district profiles site.

MCAS is the state test that kids take in grades 3 to 8 and grade 10. Search for Amesbury MA, open the test results, and look at the share of students who met or beat expectations. Then click into the exact school your house would use.

Scores are one snapshot. Visit the school. Talk to a few parents on the street you like. Ask them what they'd tell you if you were their friend.

Is Amesbury MA a good fit for your family?

If you want a newer school for young kids and a lower average value, Amesbury MA can make sense for you.

I've made the schools or the house choice twice in my own life. Once I picked the school district. Once I picked the house I loved. Both times, I wish I'd weighed it more carefully. That's why I take it slowly with families now.

If you're torn between Amesbury MA and Newburyport MA, compare the real bill on two real houses. It's often closer than you'd guess.

This is general information, not legal, tax or lending advice. Check with your attorney, lender and CPA before you decide.

I'll guide you home.

Lisa Sevajian