Waltham Property Taxes: A 2026 Guide for Homeowners

When people start looking at the cost of living in Waltham MA, they often expect the usual sticker shock that comes with Greater Boston real estate. But Waltham has a bit of a secret weapon up its sleeve when it comes to monthly expenses. Because the city has such a robust commercial base—think of all those office parks and tech companies along Route 128—the residential tax burden is significantly lighter here than in many neighboring towns.

If you are a current homeowner or thinking about buying a home in Waltham, understanding how the Fiscal Year 2026 (FY26) tax rates work is crucial for your budget. The city operates on a "split tax rate," which effectively shifts a larger portion of the tax levy onto commercial and industrial properties.

This guide breaks down exactly what you need to know about the numbers for 2026, the massive discount you might be eligible for, and when those quarterly checks are due.

First, let’s look at the raw numbers. The City of Waltham has certified its tax rates for Fiscal Year 2026, and once again, there is a distinct gap between what homeowners pay and what businesses pay.

For FY2026, the official tax rates are:

To put this in perspective, the residential rate has ticked up slightly from FY2025 (which was around $9.82), but it remains very competitive. This is the "split tax rate" in action. By taxing commercial properties at more than double the residential rate, the city can fund new schools, road repairs, and public safety without putting the entire load on homeowners. It’s a major perk of living in Waltham compared to "bedroom communities" that lack a commercial tax base.

If you look at the tax rate of $10.32 and do the math on your home’s value, you might get a number that looks a bit high. Don’t panic. If you live in the home you own, you likely qualify for the Residential Exemption, which is the single biggest factor in lowering your bill.

The Residential Exemption is a discount applied to the assessed value of your home, not the tax bill itself. It is designed to favor owner-occupants over investors and absentee landlords.

Here are the details for FY2026:

If you qualify, you aren't paying taxes on the full value of your home; you are paying taxes on the value minus nearly $318,000. That translates to thousands of dollars in savings every year.

Let’s run a real-world scenario to see how this shakes out for a typical single-family home. This "Effective Tax Rate" is often much lower than the published rate suggests.

Imagine you own a home in a nice part of North Waltham that is assessed at $800,000.

If that same house was an investment property (no exemption), the tax bill would be roughly $8,256. The exemption in this scenario saves the homeowner over $3,200 a year. This is why it is absolutely critical to ensure your paperwork is filed with the Assessor's office if you are a new homeowner.

When you are deciding where to settle down, it helps to see how Waltham stacks up against the competition. Generally speaking, Waltham offers a middle ground—it is not as cheap as some distant suburbs, but it offers incredible value compared to its immediate neighbors.

For many people moving to Waltham, this balance is the sweet spot. You get the amenities of a city with a tax bill that feels a bit more manageable than the surrounding MetroWest suburbs, thanks largely to that commercial sector subsidizing the budget.

Waltham operates on a quarterly billing cycle. It is important to mark these dates on your calendar because interest on late payments can add up quickly.

Since today is February 3, 2026, the third quarter bill (the first "Actual" bill of the fiscal year) was just due a couple of days ago. If you haven't paid it yet, get that payment in immediately to minimize interest charges. Your next and final payment for this fiscal year will be due on May 1.

Sometimes the city gets it wrong. Maybe they list your home as having three full bathrooms when you only have two, or perhaps the assessed value is significantly higher than what you could actually sell the home for in the current market.

If you believe your property is overvalued, you have the right to file for an abatement (an appeal).

However, timing is strict. The window to file an abatement typically opens when the "Actual" tax bills are mailed (usually late December) and closes on the due date of that bill.

If you missed the window, you generally have to wait until the next fiscal year cycle begins. However, you should still check the online Assessor’s Database to review your property record card. If you find a factual error (like incorrect square footage), you can sometimes correct that administratively for the future, even if the formal abatement window is closed for this year's billing.

Nobody loves writing a check to the city, but it helps to know where the funds are going. Your property taxes primarily fund:

The official certified residential tax rate for Fiscal Year 2026 is $10.32 per $1,000 of assessed value. Commercial and industrial properties are taxed at a higher rate of $22.18 per $1,000.

If you own and occupy your home, you likely qualify for the exemption, which knocks $317,643 off your assessed value. If it is not automatically applied to your bill, you need to file an application with the Assessor’s Office proving residency as of January 1 of the prior year.

Taxes are due quarterly on August 1, November 1, February 1, and May 1. The first two bills are preliminary estimates, while the February and May bills reflect the actual tax rate and assessment for the current fiscal year.

Even if the tax rate stays relatively stable, your bill can go up if your property's assessed value increased due to rising market prices. Additionally, voter-approved debt exclusions (like for new school construction) or the CPA surcharge can slightly increase the total amount due.