First-time buyer programs
MassHousing sets its own income and price limits for Barnstable County. We check them with you before you shop.
MassHousing home loans
Living in Barnstable, Massachusetts
Barnstable is a city that functions as the county seat of Barnstable County and spans the width of Cape Cod's Mid-Cape section, from Cape Cod Bay on the north shore to Nantucket Sound on the south. It was incorporated as a town in 1639 and reorganized under a city charter in 1989, and it is made up of several distinct villages rather than a single downtown. Hyannis, its largest village, is the commercial and ferry hub for the Cape.
Barnstable at a glance
- $6.80Residential tax rate per $1,000, FY2026
- $5,599Average single-family tax bill, FY2026
- 80-90 minDrive to Boston
- BarnstableCounty
Barnstable's villages and zip codes
Barnstable's villages each carry their own ZIP code rather than sharing one town-wide code.
| Area | Zip code | Where it is |
|---|---|---|
| Hyannis | 02601 | The commercial and transportation hub of Cape Cod, with Main Street shops, Hyannis Harbor and ferry terminals to Nantucket and Martha's Vineyard. |
| Barnstable village | 02630 | The historic town center on Cape Cod Bay, north of Route 6A, near Barnstable Harbor. |
| Centerville | 02632 | South of Hyannis toward Nantucket Sound, with Craigville Beach nearby. |
| Cotuit | 02635 | On the southwest side of town, bordering Mashpee. |
| Osterville | 02655 | South-central village between Centerville and Cotuit, on Nantucket Sound. |
| Marstons Mills | 02648 | Inland village in the western part of town. |
| West Barnstable | 02668 | The westernmost village, bordering Sandwich. |
| Cummaquid | 02637 | Small village east of Barnstable village on Cape Cod Bay. |
| Hyannis Port | 02647 | A shoreline section of Hyannis on Nantucket Sound, home to the Kennedy Compound. |
Things to do in Barnstable, MA
Start with John F. Kennedy Hyannis Museum and Hyannis Harbor and Main Street, then 2 more below.
John F. Kennedy Hyannis Museum
A museum in downtown Hyannis on the Kennedy family's ties to the village and Cape Cod, with photographs and exhibits. Near the JFK Memorial on the harbor.
Hyannis, MA
Hyannis Harbor and Main Street
Cape Cod's largest recreational boating harbor and second-largest commercial fishing port, with ferry terminals to Nantucket and Martha's Vineyard alongside Main Street's shops and restaurants.
Hyannis, MA
Sandy Neck Beach
A barrier beach and dune system along Barnstable Harbor on Cape Cod Bay, with a beach parking area and trails through the dunes.
West Barnstable, MA
Craigville Beach
A Nantucket Sound beach in Centerville, one of the town's most visited swimming beaches.
Centerville, MA
More worth a visit
- Cape Cod Baseball League gamesHyannis hosts the Hyannis Harbor Hawks, a summer collegiate team in the Cape Cod Baseball League.
A little history
Barnstable was incorporated as a town in 1639 and named after Barnstaple in Devon, England.
European exploration of the area is traced to Bartholomew Gosnold's 1602 voyage along the coast.
The town reorganized under a city charter in 1989 while keeping the name Barnstable and its village structure.
Parks, trails and outdoors in Barnstable
Barnstable stretches from Cape Cod Bay to Nantucket Sound, giving it bay beaches, sound-side beaches, a barrier dune system and inland ponds within a single town.
- Sandy Neck BeachA barrier beach and dune system on Barnstable Harbor with trails through the dunes.
- Craigville BeachA Nantucket Sound swimming beach in Centerville.
- Wequaquet LakeThe town's largest freshwater lake, used for boating and fishing.
Walkability and getting around Barnstable
Hyannis's Main Street and harbor area are walkable, with shops, restaurants and the ferry terminals close together, but Barnstable's other villages are spread across a wide town and are generally built for driving between them.
Drive times
- Boston, about 70 miles80-90 min
- Barnstable Municipal Airport (Hyannis)Local min
Approximate, without traffic.
By bus or train
The Cape Cod Regional Transit Authority (CCRTA) runs fixed routes through Barnstable, including the Sealine (Hyannis to Falmouth), the Barnstable Villager, and the H2O route toward Orleans; CCRTA's fixed routes are fare-free. The seasonal CapeFLYER train runs between Boston's South Station and the Hyannis Transportation Center on weekends and Friday evenings from Memorial Day through Labor Day. Barnstable Municipal Airport in Hyannis has year-round flights to Boston and the islands.
Barnstable property taxes
Barnstable's FY2026 residential tax rate is $6.80 per $1,000 of assessed value. Commercial, industrial and personal property pay $5.94. Massachusetts assesses homes at full value, so each $100,000 of assessed value costs about $680 a year. The average single-family tax bill was $5,599, on an average assessed value of $823,363.
Barnstable's FY2026 tax rates
$6.80per $1,000, residential
- Residential$6.80 per $1,000
- Commercial, industrial, personal property$5.94 per $1,000
- Average single-family assessed value$823,363
- Average single-family tax bill$5,599
- Motor vehicle excise (statewide)$25 per $1,000 of value
Source: Massachusetts Division of Local Services, Tax Rates by Class and Average Single Family Tax Bill.
How the residential rate has changed
| Fiscal year | Residential rate |
|---|---|
| FY2022 | $8.64 |
| FY2023 | $7.07 |
| FY2024 | $6.65 |
| FY2025 | $6.94 |
| FY2026 | $6.80 |
Look up a Barnstable property
- FEMA flood mapWhether a lender will require flood insurance
- Registry of DeedsDeeds and mortgages for the county
Buying a home in Barnstable
What we check on a Barnstable purchase: MassHousing limits, the flood map, the smoke certificate, coastal flood zones.
Check the flood zone first
Barnstable's coastline on both Cape Cod Bay and Nantucket Sound, along with Barnstable Harbor and Sandy Neck, put shoreline and harbor-front parcels in FEMA-mapped flood zones. We check FEMA's map before you offer.
FEMA's flood map for BarnstableSmoke and CO certificate
Massachusetts requires the seller to get a smoke and carbon monoxide certificate from the Barnstable Fire Department before the sale closes.
Check FEMA flood maps near the shoreline
Barnstable has coastline on both Cape Cod Bay and Nantucket Sound, plus Barnstable Harbor and the Sandy Neck barrier beach. We check the flood map before you make an offer on a property near the water.
All loans are subject to credit approval, underwriting, and property and program requirements. MassHousing limits and eligibility are set by MassHousing and change from time to time.
Thinking about buying in Barnstable?
We're licensed in Massachusetts. Send us a Barnstable address and we'll run the numbers, taxes included.
Moving to Barnstable: utilities, trash and town hall
Who to call in Barnstable.
- Registry of Motor VehiclesUpdate your address with the RMV within 30 days. Excise tax goes to the city or town where the car is garaged.Mass. RMV
Town Hall offices and contacts
Barnstable Town Hall.
Barnstable, MA FAQ: taxes and town services
What is the property tax rate in Barnstable, MA?
Barnstable's FY2026 residential tax rate is $6.80 per $1,000 of assessed value. Commercial, industrial and personal property pay $5.94. Massachusetts fiscal years run July 1 to June 30.
How much are property taxes on a $400,000 home in Barnstable?
Massachusetts taxes homes on their full assessed value. If a home is assessed at $400,000, that's about $2,720 a year at $6.80 per $1,000. The bill uses the assessor's value, not the sale price.
Does Barnstable have a split tax rate?
Yes. Homes pay $6.80 per $1,000 and commercial, industrial and personal property pay $5.94.
What is the average single-family tax bill in Barnstable?
The average single-family tax bill in Barnstable was $5,599 for FY2026, on an average assessed value of $823,363.
What county is Barnstable, MA in?
Barnstable is in Barnstable County, and it is the county seat.
Is Barnstable a city or a town?
Barnstable is legally a city, governed under a city charter adopted in 1989, though it still uses the name Barnstable and is made up of separate villages.
What villages make up Barnstable?
Barnstable's villages include Hyannis, Barnstable village, Centerville, Cotuit, Osterville, Marstons Mills, West Barnstable, Cummaquid and Hyannis Port, each with its own ZIP code.
Is there a train to Barnstable?
The seasonal CapeFLYER runs between Boston and the Hyannis Transportation Center on weekends and Friday evenings from Memorial Day through Labor Day.
Is there an airport in Barnstable?
Barnstable Municipal Airport is in Hyannis, with year-round flights to Boston, Martha's Vineyard and Nantucket.
Towns near Barnstable
Neighbors of Barnstable, including across the Connecticut line where it applies. All Massachusetts town guides.
Sources
- Barnstable, Massachusetts - Wikipedia: en.wikipedia.org
- Hyannis, Massachusetts - Wikipedia: en.wikipedia.org
- Cape Cod Regional Transit Authority - Wikipedia: en.wikipedia.org
- Barnstable County Courthouse photo, Wikimedia Commons: commons.wikimedia.org
- Tax rates and average single-family value and tax bill: Massachusetts Division of Local Services, Tax Rates by Class and Average Single Family Tax Bill.
- Motor vehicle excise: M.G.L. c. 60A, $25 per $1,000 of value statewide.
- Walkability: Walk Score®, provided live by Walk Score.
- Photo: John Phelan, CC BY-SA 3.0, via Wikimedia Commons.
- Checked September 25, 2026.