Worried your Pembroke property tax bill is too high?
Your tax bill starts with your assessment. Run a free check to see whether your Pembroke home may be over-assessed — and if the numbers suggest a real issue, continue to a guided abatement packet.
Free check. No account. No payment required.
Pembroke assessments by the numbers
How Pembroke assesses residential property, from 2026 records.
Informational statistics from public assessment and sales records, after setting aside nominal family/trust transfers and statistical outliers. Evenness figures compare each qualified sale’s assessment-to-sale ratio to the town’s typical ratio for its property class, adjusted to a common sale date; a high ratio is a reason to review, not proof of error. Not an appraisal, a determination of market value, or a promise of any tax change. Figures reflect the latest data snapshot and may be out of date.
Reviewing your Pembroke assessment
In Massachusetts, your property tax bill is your assessed value multiplied by your town’s tax rate. In Pembroke, the median residential assessment of $587,100 at the FY2026 rate of $11.78 per $1,000 works out to roughly $6,920 a year — so an assessment even 10% above where it should be is real money, every year it stands. Our comparison data for Pembroke draws on 150 qualified arm’s-length sales from 2024, where homes sold at a median assessment-to-sale ratio of 0.95. Assessors are required to assess at fair cash value as of January 1 each year; if your assessment jumped, your record card looks inaccurate, or comparable homes nearby are assessed lower, it can be worth a closer look before the filing window closes.
What the free check and packet help you do
- See whether your assessment appears high
- Estimate the possible impact on your tax bill
- Compare against similar Pembroke homes
- Organize property record-card details and possible issues
- Prepare a comparable-sales worksheet and evidence checklist
- Prepare a ready-to-sign Form 128 and questions for the assessor
Official Pembroke resources
- Board of AssessorsFind the Pembroke assessor
- Abatement formMassachusetts State Tax Form 128 (PDF)
- Abatement deadlineTypically February 1 (the due date of the fiscal-year third-quarter actual tax bill) for quarterly-billed municipalities — verify the exact date with the town.
Pembroke property tax questions
What is the residential property tax rate in Pembroke, MA?
Pembroke's FY2026 residential tax rate is $11.78 per $1,000 of assessed value, per Massachusetts DLS data. Verify the current rate on your actual tax bill.
What is the median home assessment in Pembroke?
The median residential assessment in Pembroke is about $587,100 (roughly $359 per square foot), across 6,124 residential parcels in the public assessment records.
How much is the typical Pembroke property tax bill?
At the FY2026 rate of $11.78 per $1,000, the median Pembroke assessment of $587,100 implies a tax bill of roughly $6,920 per year, before any exemptions.
How evenly are Pembroke homes assessed?
Among the 150 qualified home sales Pembroke reported to the state (DLS LA3), about 1% show an assessment at least 10% above the town's typical assessment-to-sale ratio — after adjusting for sale timing and property class — and 5% at least 10% below. Ratios naturally vary; a high ratio is a reason to review your assessment, not proof of error. The free check shows where your own home stands.
When is the deadline to challenge a Pembroke property assessment?
In most Massachusetts towns the abatement application is due on or before the date the first actual (non-preliminary) tax bill is due — typically February 1 for quarterly-billed municipalities. Verify the exact date with the Pembroke assessors.
How do I appeal my Pembroke property tax assessment?
File Massachusetts State Tax Form 128 (Application for Abatement) with the Pembroke Board of Assessors by the deadline. Property Tax Hawk's free check compares your home with similar Pembroke homes, and the optional $79 guided packet prepares the form and comparable-sales evidence for you to review, sign, and file.
See where your Pembroke tax bill stands
Run a free check first. You’ll only consider the $79 guided abatement packet if the numbers suggest it’s worth it.
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