Taxes in Nantucket
Nantucket's property-tax RATE is genuinely, substantially low, but the resulting BILL still runs substantial given the island's extreme home values, layered atop Massachusetts's standard statewide income and sales tax structure.
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Learn moreA genuinely low effective property tax rate
Nantucket's FY2026 residential rate ran $3.12 per $1,000 of assessed value -- an effective rate of roughly 0.31%, among the lowest in Massachusetts, consistent with Nantucket County anchoring the low end of the state's own county-level spread.
The rate-vs-bill mechanic matters more here than almost anywhere in this project
Applied against Nantucket's extreme median home value (~$2.63 million), even this low rate produces a real, substantial annual dollar tax bill in the tens of thousands -- a genuine case of a low rate not meaning a low bill.
Massachusetts's flat income tax, plus a real, more relevant surtax
Massachusetts's flat 5% state income tax and 6.25% sales tax apply on Nantucket exactly as statewide -- but the real 4% 'millionaires tax' surtax above $1,107,750 of taxable income is genuinely more likely to be relevant to a meaningful share of Nantucket's affluent buyer pool than in most other Massachusetts Tier A markets.
Key takeaways
- Nantucket's effective property tax rate (~0.31%) is among the lowest in Massachusetts.
- That low rate still produces a substantial dollar bill given Nantucket's extreme home values -- confirm the actual bill directly.
- Massachusetts's 4% millionaires-tax surtax is genuinely more relevant here than in most other MA Tier A markets.
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