The list price is where the comparison starts, not where it ends. Two homes at very different prices can carry nearly identical tax bills, and a lower price can come with commute, care, or school costs that close the gap.
Price the whole month, not the list price. Property tax rates vary widely between towns north of Boston, so a cheaper town can carry a tax bill close to a pricier one. Add commute, childcare, school fees, and any backup school plan, then compare each option against take-home pay before making an offer.
Part 1 introduced the Tuesday-morning test: picture an ordinary school morning in each home, not the open house. Part 2 puts numbers on that test.
Most family buyers compare two listings by price and school rating. Those two numbers leave out most of what the family will actually pay each month. Property taxes, insurance, utilities, repairs, commute, childcare, and any backup school plan all sit outside the list price, and they tend to differ most between towns.
Massachusetts property tax rates vary widely from one town to the next. A town with a lower price and a higher rate can land close to a pricier town with a lower rate. The chart below applies each town's FY2026 residential tax rate to its 2026 year-to-date average sale price.
| Town | 2026 YTD avg. price | FY2026 rate | Yearly tax | Monthly |
|---|---|---|---|---|
| Haverhill | $641,764 | $10.61 | $6,809 | $567 |
| Amesbury | $726,990 | $15.05 | $10,941 | $912 |
| North Andover | $1,025,285 | $11.24 | $11,524 | $960 |
| Newburyport | $1,178,235 | $9.26 | $10,910 | $909 |
| Andover | $1,318,510 | $12.31 | $16,231 | $1,353 |
What stands out. The average Amesbury sale ran about $450,000 less than the average Newburyport sale, yet the illustrative tax bill is nearly identical. Amesbury's rate is among the highest in the region and Newburyport's is among the lowest. A family choosing Amesbury for price still saves significantly on the mortgage. The tax bill is simply not where that saving shows up.
Andover's illustrative tax bill runs more than double Haverhill's. Over a 10- to 12-year school span, that difference alone adds up to more than $100,000 before any other cost is counted.
For each finalist home, price every line below. A lender can confirm what a family qualifies for. This list shows what the family will actually live on.
The most useful single number is the total monthly cost of each option as a share of take-home pay. A payment the lender approves can still leave no room for savings, emergencies, or activities. When that happens, the family feels squeezed every month, which is its own kind of regret.
A simple rule: if one option only works when nothing goes wrong, it is the riskier option, whatever the school rating says.
The team builds side-by-side cost comparisons using actual assessed values, verified tax rates, and commute times at real drive hours. Book a time with Lisa →
Consider a family deciding between a larger home in Haverhill and a smaller home in North Andover. Using the 2026 averages, the North Andover home costs roughly $380,000 more and carries an illustrative tax bill about $4,700 higher each year.
On the other side of the ledger, the Haverhill home may add commute time, aftercare cost, or a private school backup, depending on the family's school plan. Some families find the numbers land closer than expected. Others find a clear winner. The answer comes from pricing both columns, not from the list price alone.
For families weighing two towns or two homes, the team builds a side-by-side cost comparison using the actual properties: current assessed values, verified tax rates, insurance quotes, commute times at real drive hours, and the school and care costs the family expects to carry. The goal is a decision made with the whole month in view.
Part 3: how to research a school before moving, beyond ratings and open-house talk. Part 4: what to do if the school is not a fit, from school choice and charters to private school and the real Plan B.
No. Taxes are based on the assessed value set by the town, which usually differs from the sale price. Confirm the current assessment and rate with the town assessor before making an offer.
Each municipality sets its own tax rate. A town with a high rate can produce a tax bill similar to a pricier town with a low rate.
Summer care, activity fees, a second vehicle, and the cost of a backup school plan.
Compare against take-home pay instead. The approval shows what a family can borrow, not what leaves room for savings, repairs, and everyday life.
This article is general guidance, not financial, tax, or legal advice. Tax figures are illustrative. Verify current assessments, rates, and costs with the town assessor, lender, and attorney before a purchase.
Share the two on the list. The team will price the whole month for each, so the decision is made with every cost in view.