South Hadley · Hampshire County
South Hadley Property Tax
South Hadley charges $13.52 per $1,000 of assessed value for fiscal 2026. On the town's median single-family home, assessed at $366,500, the municipal-tax illustration is about $4,955 a year. Rates are set by the town and certified to the Massachusetts Department of Revenue.
The median assessment is FY2026. Applying the FY2026 rate is a municipal-tax scenario, not a current property bill. Separate fire-district taxes are excluded. For FY2026, South Hadley adds $1.89 per $1,000 in Fire District 1 or $2.22 in Fire District 2. Confirm the property's district and full bill with the assessor.
The Rate, Year by Year
A rate is not a bill: it moves when the town's total assessed value moves, so a falling rate can sit alongside a rising bill. Both charts are below for that reason.
South Hadley Residential Tax Rate
$13.52Fiscal 2026, per $1,000 of assessed value. Hover to read any year.
Since fiscal 2003 the rate has run between $11.85 and $17.83, peaking in fiscal 2017. Across Hampshire County the middle rate is $14.81.
The rate is 24% lower than at that peak. The bill on an average single-family home is not: it went from $4,194 to $5,639, a rise of 34%, and it rose in 9 of those 9 years. A rate is what you are charged per $1,000 of value, and the value moved too.
The Rate on Every Class, Fiscal 2026
Massachusetts certifies a rate for each class of property, not one rate for the town. South Hadley charges every class the same, so the residential rate above is the whole story.
All classes: $13.52 per $1,000 of assessed value.
South Hadley is one of the few towns in the region that classifies land as open space at all, so it certifies a rate for the class, at the same figure it charges a house.
The Bill on an Average Home
South Hadley Tax on an Average Single-Family Home
$5,639Fiscal 2026. Hover to read any year.
This series uses the town's AVERAGE single-family value as reported to the Division of Local Services, which is a different figure from the median assessment above. Averages sit above medians wherever a few expensive properties pull them up.
What Else Is on the Bill
- Split rate: South Hadley applies a single rate to all classes of property, so businesses and homes pay the same rate per $1,000.
- Community Preservation surcharge: Not adopted, so nothing is added to the bill for it.
- What the rate does not tell you: the assessment is the town's number, not the market's. A house that sells for more than its assessment is taxed on the assessment until the town revalues.
For a specific price rather than the town median, the tax calculator runs it for any figure in any of the 101 towns. For a specific property, check the address and the assessment on file is the one the bill is computed from.
Hampshire County Tax Rates, Fiscal 2026
Download CSV, same columns, same definitions
Every town in the county with its certified residential rate, its median single-family assessment, and the annual tax that combination produces. Sortable by any column; sort order is yours and implies no ranking.
| Town | Residential Rate | Median Assessment | Municipal Tax Illustration |
|---|---|---|---|
| Amherst | $16.91 | $537,100 | $9,304 |
| Belchertown | $15.13 | $418,200 | $6,400 |
| Chesterfield | $15.26 | $360,500 | $5,501 |
| Cummington | $12.49 | $330,000 | $4,122 |
| Easthampton | $13.29 | $394,100 | $5,355 |
| Goshen | $13.50 | $338,000 | $4,700 |
| Granby | $14.85 | $382,300 | $5,677 |
| Hadley | $11.46 | $458,800 | $5,381 |
| Hatfield | $14.93 | $430,500 | $6,575 |
| Huntington | $14.77 | $298,300 | $4,406 |
| Middlefield | $16.88 | $234,550 | $3,959 |
| Northampton | $13.67 | $504,350 | $7,060 |
| Pelham | $18.79 | $292,700 | $5,608 |
| Plainfield | $17.56 | $244,850 | $4,300 |
| South Hadley | $13.52 | $366,500 | $4,955 |
| Southampton | $13.11 | $448,400 | $6,016 |
| Ware | $14.49 | $311,450 | $4,513 |
| Westhampton | $20.35 | $305,700 | $6,221 |
| Williamsburg | $16.01 | $393,700 | $6,303 |
| Worthington | $13.93 | $350,300 | $4,880 |
The line under each Residential Rate is its margin from this table's middle of $14.81: left of centre is below it, right of centre is above, and both sides are drawn to the same scale. The middle is this table's own and does not move when you sort. It is a distance, not a position in a league table, and nothing here is ranked.
What These Columns Mean
- Town
- Towns in the same county, for comparison on a like basis.
- Residential Rate
- Dollars of tax per $1,000 of assessed value, fiscal 2026, as certified to the Division of Local Services.
- Median Assessment
- The town's median single-family assessed value, from its own roll.
- Municipal Tax Illustration
- The rate applied to that median assessment. An illustration of a typical bill, not any particular property's bill.
Cite: RE413. “Hampshire County Tax Rates, Fiscal 2026.” Updated November 2, 2026. https://www.re413.com/towns/south-hadley-ma/property-tax/, underlying sources at https://www.re413.com/sources/.
More on South Hadley
South Hadley Compared
Side by side with the towns people weigh it against, on tax, prices, utilities and commute.
The Same, Nearby
The nearest towns to South Hadley, each with its own figure.
Sources
- Massachusetts Department of Revenue, Division of Local Services. South Hadley's certified residential tax rate and the average single-family bill, by fiscal year. Figures through FY2026–FY2027 certifications.
- MassGIS standardized assessors' parcels. The median single-family assessed value the bill illustration is computed on. Figures through FY2026.
- Community Preservation Coalition. Whether the town has adopted the surcharge, at what percentage, and with what exemption.
"Figures through" is the period the publisher's data describes; "checked" is only when we last asked. The full sourcing: sources and method.