Reading's FY2026 residential property tax rate is $10.96 per $1,000 of assessed value, according to the Massachusetts Division of Local Services (DLS). The average single-family home in Reading was assessed at $939,783 and paid a tax bill of $10,300. Redfin puts Reading's median sale price at $955,545 for the three months ending September 2026. A home assessed at that figure would owe $955,545 × $10.96 ÷ 1,000, or about $10,473 a year.
For more on the town, see the Reading community page.
How do you estimate the tax bill on a Reading home?
Multiply the assessed value by $10.96, then divide by 1,000. Here it is step by step, using Reading's median sale price.
Start with the assessed value, not the price. Reading's assessments come from the prior year's sales, so the assessment on a home can differ from what you pay for it.
Apply the FY2026 rate. $955,545 × $10.96 ÷ 1,000 = about $10,473 a year.
Divide by 12 for your escrow payment. $10,473 ÷ 12 = about $873 a month in property tax, on top of principal, interest and insurance.
Check last year's numbers. In FY2025 the rate was $11.39 and the average single-family bill was $10,148 (DLS).
| Reading cost item | Figure | Source, period |
|---|---|---|
| Residential tax rate | $10.96 per $1,000 (FY2025: $11.39) | Mass. DLS, FY2026 |
| Average single-family assessment | $939,783 | Mass. DLS, FY2026 |
| Average single-family tax bill | $10,300 (FY2025: $10,148) | Mass. DLS, FY2026 |
| Median sale price, all home types | $955,545 (+9.8% YoY) | Redfin, 3 mo. ending Sep 2026 |
| Estimated annual tax at $955,545 | about $10,473 | Calculated: $955,545 × $10.96 ÷ 1,000 |
| Estimated monthly tax at $955,545 | about $873 | Calculated: $10,473 ÷ 12 |
| Seller's deed excise at $955,545 | about $4,357 | Calculated: $955,545 × $4.56 ÷ 1,000 (M.G.L. c. 64D) |
Why did Reading's tax rate fall while the bill went up?
Home values rose faster than the rate fell. Reading's rate dropped from $11.39 to $10.96, but the average single-family bill still went up $152 ($10,300 − $10,148), or about 1.5%, because assessments climbed. Recent sales point the same way. Reading's median sale price rose 9.8% year over year, and homes sold at an average of 102.7% of list price (Redfin, three months ending September 2026). Those sales feed future assessments. Like most towns in Massachusetts, though, the market is shifting: 19.8% of Reading homes had a price drop, up 1.4 points from a year earlier.
What does a seller pay in tax when a Reading home sells?
The seller pays the state deed excise of $4.56 per $1,000 of the sale price. On a $955,545 sale in Reading, that is $955,545 × $4.56 ÷ 1,000, or about $4,357, usually paid at closing. If you are selling, a home valuation gives you a price to run this math on.
The team at Lillian Montalto Signature Properties International, the #2 large team in Massachusetts by volume (RealTrends Verified, 2025), goes through these figures with buyers before they make an offer. Item 69 of the firm's "102 Ways We Can Help" booklet covers local property taxes and exemptions. To request a copy, email Lillian directly at Lillian@AndoverHomes.com or use the contact page.
Frequently asked questions
Does buying a Reading home change its assessed value right away? Not right away. Reading assessments come from the prior year's sales, so your first tax bill is based on the town's current assessment, not on your purchase price. Over time, sales like yours feed into future assessments. Reading's median sale price rose 9.8% year over year (Redfin, three months ending September 2026), so assessments are likely to keep following the market.
How much should I budget each month for property tax on a Reading home? Plan on about $858 a month for an average Reading single-family home: the FY2026 average bill of $10,300 (Massachusetts DLS) divided by 12. At Reading's median sale price of $955,545 (Redfin, three months ending September 2026), $955,545 × $10.96 ÷ 1,000 is about $10,473 a year, or about $873 a month. Your lender adds this to your escrow payment.
About Lillian Montalto. Broker/Owner of Lillian Montalto Signature Properties International, founded in Andover, Massachusetts in May 2000, with more than 40 years in real estate.
Last updated: October 26, 2026. Equal Housing Opportunity.
