What $1M Homeowners Pay in Property Taxes Across MetroWest, Massachusetts (2025)

When buying or selling in MetroWest, Massachusetts, most people focus on price per square foot, schools, and commute times. But one of the biggest financial factors — and often overlooked — is property taxes.

In 2025, tax rates vary significantly from town to town, meaning that two identical $1M homes could generate very different annual tax bills depending on where you live. For homeowners, buyers, and investors, these differences matter when budgeting and planning.

Below, we break down exactly what a $1M property owner would pay in annual taxes across Wellesley, Weston, Needham, Dover, Westwood, Medfield, and Sherborn.

Town-by-Town Property Tax Comparison (2025)

Wellesley, MA

• Rate: $10.28 per $1,000 assessed value

• Annual Tax on $1M Home: $10,280

• Wellesley offers one of the lowest tax rates in MetroWest, making it attractive for families and buyers looking for strong schools, walkable neighborhoods, and luxury housing with a moderate carrying cost.

Weston, MA

• Rate: $11.10 per $1,000 assessed value

• Annual Tax on $1M Home: $11,100

• Known for sprawling estates and top-ranked schools, Weston balances a relatively moderate tax rate with high property values that keep annual bills significant.

Needham, MA

• Rate: $10.60 per $1,000 assessed value

• Annual Tax on $1M Home: $10,600

• Similar to Wellesley, Needham’s tax rate stays competitive while supporting excellent schools and a thriving town center, making it one of the most family-friendly MetroWest options.

Dover, MA

• Rate: $11.27 per $1,000 assessed value

• Annual Tax on $1M Home: $11,270

• Dover is known for its rural charm, privacy, and larger lots. The slightly higher tax rate reflects a smaller tax base but continues to attract buyers seeking luxury in a quieter setting.

Westwood, MA

• Rate: Effective 1.28% ($12.80 per $1,000)

• Annual Tax on $1M Home: ~$12,800

• Westwood lands in the middle range for MetroWest. With strong schools and easy access to Boston via Route 128 and commuter rail, buyers here balance lifestyle and convenience against a higher effective rate.

Medfield, MA

• Rate: $13.80 per $1,000 assessed value

• Annual Tax on $1M Home: $13,800

• Medfield has a noticeably higher tax rate than its neighbors, but homeowners benefit from highly regarded schools, a vibrant community, and a small-town feel that continues to draw families.

Sherborn, MA

• Rate: $16.58 per $1,000 assessed value

• Annual Tax on $1M Home: $16,580

• The highest among these MetroWest towns. While Sherborn homeowners pay more in taxes, they enjoy top-tier schools, large lots, and unmatched privacy — making it a premium choice despite the higher carrying costs.

Side-by-Side Comparison: Annual Taxes on a $1M Home

📊 A $1M homeowner in Wellesley pays about $6,300 less annually than a homeowner in Sherborn — a meaningful swing when planning budgets.

What Buyers, Sellers & Investors Should Consider

• Buyers: Property taxes directly impact monthly carrying costs. Choosing a lower-tax town may free up budget for upgrades or lifestyle extras.

• Sellers: Don’t underestimate how taxes affect buyer demand. A strong school system and community amenities can outweigh higher bills.

• Investors: Taxes cut into ROI and cap rates. Running the math for each town is essential when evaluating rental or investment property.

Conclusion

Property taxes may not be the most glamorous part of real estate, but they’re one of the most important. Whether you’re drawn to Wellesley’s balance of luxury and value, Weston’s estates, Needham’s family appeal, or Sherborn’s rural privacy, knowing what you’ll pay annually helps you make informed decisions.

👉 Curious how your town stacks up — or what your specific home is worth in today’s market?
Contact me for a Property Wealth Review tailored to your home, investment goals, and neighborhood.