Public-record snapshot
What's my house worth?
Type your address. You get the town assessor value, the last recorded sale, and a range that carries that sale forward by how prices moved in your ZIP code since. It is an estimate from public records, not an appraisal, and the page shows how it was built so you can judge it.
Method
How this works.
Where the numbers come from
Your address is matched to the town assessor record that every Massachusetts city and town files with MassGIS. We read it straight from MassGIS in your browser, so there is no sign-up and nothing is stored. Owner names are never requested or shown.
How the range is built
Last recorded sale price, multiplied by the change in the FHFA House Price Index for your ZIP code from the sale year to the latest full year, then carried to the newest quarter with the statewide index. The range is plus or minus 8 percent, widening by 0.6 points for every year since the sale (capped at 22 percent). That spread is our rule of thumb, not a statistical confidence interval.
When to distrust it
Sales for very low prices are usually family transfers. Old sales are a weak anchor. Renovations, additions, condition and a lot that changed since the sale are invisible to public records. When the sale does not line up with the assessed value the page says so and leans on the assessed value instead.
What the assessed value means
Assessed value is what the town uses to set your property tax. For fiscal 2026 it reflects market conditions on January 1, 2025. It tends to trail the market and is not an offer or a list price.
Questions
Common questions.
How accurate is a public-record estimate?
It is a rough guide. It cannot see condition, updates, layout quirks or the lot. It works best for homes that sold within the last ten years, have not changed, and sit in a ZIP code with plenty of sales. Treat it as a starting point, then compare with real offers.
Why is my last sale price missing or tiny?
Assessors record the last sale they were notified of. Prices of $1 or a few thousand dollars are usually transfers within a family, to a trust or between spouses, not market sales. The tool flags these and does not build an estimate from them.
Why does my assessed value not match what my house would sell for?
Assessments are a mass-appraisal snapshot as of January 1 of the year before the fiscal year, using sales from earlier. In a rising market they trail, in a falling market they can run ahead.
Is my address stored?
No. The lookup runs in your browser against the public MassGIS service. If you choose to ask for an offer, only then is the address sent to us, through the same form as the rest of the site.
What does the FHFA index measure?
The FHFA House Price Index tracks repeat sales and refinance appraisals of the same properties, using mortgages bought or guaranteed by Fannie Mae and Freddie Mac. The ZIP5 version is labelled developmental by FHFA and can be revised.
Selling? Add drone photos
Show the whole property.
Aerial photos show the lot, the yard, the roofline and the neighborhood in a way street photos cannot. Many sellers add them to a listing, and they are a short, inexpensive shoot (typically $250 to $900).
Want a real number?
Get a cash or option offer for your house. Free, no obligation, and you can stop at any point.
We are not a real estate broker or agent. Home Options MA is an advertising and lead-generation service: the independent buyers and agents we connect you with may pay us flat advertising fees to be featured or to receive inquiries, and any listing of a business here is advertising, not a recommendation. We never take a share of a commission and are never paid based on whether a home sells. No obligation.