Living in Boston, MA: prices, taxes and commute
The city itself: every subway line, two commuter rail hubs and dozens of distinct neighborhoods.
Boston's single-family median was $810,000 in September 2026, and $871,250 over the past 12 months, -1.0% from a year earlier. The FY2026 tax rate is $12.40 per $1,000, with a 35% residential exemption for owner-occupants. Boston is served by the Red, Orange, Green, Blue and Silver lines, the Mattapan trolley, commuter rail from South Station, North Station and Back Bay, MBTA buses and harbor ferries.
Boston by the numbers
Source: The Context Report No. 5 (October 2026), MLS PIN closed single-family sales for September 2026; Massachusetts DOR FY2026 tax rates. Carrying cost assumes 20% down on a 30-year fixed loan and excludes insurance, HOA and maintenance. Annual tax on the September median at the FY2026 rate is about $10,044 before any exemption.
Every issue of The Context Report for Boston
| Issue | Median | Sales | Carrying cost / mo | 12-mo median | 12-mo change |
|---|---|---|---|---|---|
| No. 1, June 2026 | $886,000 | 80 | $5,442 | $865,000 | pending |
| No. 2, July 2026 (June 2026 sales) | $920,000 | 96 | $5,663 | $865,000 | -0.6% |
| No. 3, August 2026 (July 2026 sales) | $898,485 | 107 | $5,598 | $865,000 | -1.7% |
| No. 4, September 2026 (August 2026 sales) | $1,150,000 | 70 | $7,232 | $875,000 | -1.1% |
| No. 5, October 2026 (September 2026 sales) | $810,000 | 59 | $5,384 | $871,250 | -1.0% |
Homes in Boston
Boston's September single-family median of $810,000 ranked 18 of 26 Greater Boston towns with sales that month, below the regional middle of $950,000. The 12-month median of $871,250 is the steadier number. These figures cover single-family homes only; condos and multi-families are not included. Price depends heavily on the street and the house, so the town median is only a starting point. Ask us for recent sales of homes like yours.
Taxes and monthly cost
Boston's FY2026 residential rate is $12.40 per $1,000 of assessed value, up from $11.58 in FY2025. A home assessed at $810,000 would pay about $10,044 a year in property tax. Boston offers a 35% residential exemption to owner-occupants, which lowers the bill on a primary residence. Owners have to apply with the assessor; it is not automatic. See how that compares on our property tax rates by town page.
Getting around
- Subway: Red, Orange, Green and Blue lines, plus the Silver Line bus rapid transit and the Mattapan trolley.
- Commuter rail: Every MBTA commuter rail line ends at South Station or North Station, with many stops inside city neighborhoods.
- Ferry: MBTA and private harbor ferries from Long Wharf and other docks.
Schedules change. Check mbta.com for current service before you count on a commute.
Schools, safety, water and flood data
We do not rate towns. These are the official sources, so you can look at the data yourself.
- Schools: Massachusetts DESE school and district profiles. Search for Boston to see enrollment, staffing, assessment results and more.
- Crime data: Massachusetts crime statistics, the state's public crime reporting site. The Boston police department also publishes local reports.
- Drinking water: MWRA drinking water quality reports (Boston is an MWRA water community).
- Flood zones: FEMA Flood Map Service Center. Enter the address. If a home is in a high-risk flood zone, lenders will require flood insurance, so check before you make an offer.
Boston has coastline or tidal waterfront. Some areas near the water are in mapped flood zones; check every address.
Sources
- The Context Report No. 5 (October 2026)
- Massachusetts DOR FY2026 tax rates
- MBTA Red Line
- MBTA Orange Line
Questions this page answers
What is the median home price in Boston, MA?
The single-family median in Boston was $810,000 in September 2026 on 59 sales. Over the last 12 months it was $871,250, -1.0% from a year earlier.
What is the property tax rate in Boston?
Boston's FY2026 residential rate is $12.40 per $1,000 of assessed value, up from $11.58 in FY2025. The commercial rate is $26.96. Owner-occupants can apply for a 35% residential exemption.
How do you get from Boston to Boston?
Boston is served by the Red, Orange, Green, Blue and Silver lines, the Mattapan trolley, commuter rail from South Station, North Station and Back Bay, MBTA buses and harbor ferries.
Is Boston a good place to live?
That depends on what you need. This page lays out prices, taxes, commute options and links to public school, crime, water and flood data so you can decide for yourself.
How much does it cost per month to own a home in Boston?
About $5,384 a month in principal, interest and property tax on the September median, with 20% down on a 30-year fixed loan. Insurance and maintenance are extra.
Do I need to apply for the Boston residential exemption?
Yes. If you buy a home to live in, apply with the Boston assessor. The exemption is not automatic for new owners.