MassHousing home loans
MassHousing sets income limits by community, and they depend on household size and loan program. We check them with you before you shop.
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Living in Charlton, Massachusetts
Charlton is a town in southern Worcester County, first settled in 1735 and set off from Oxford as a district in 1755 before its 1775 incorporation. The Massachusetts Turnpike (I-90) and Routes 20, 169 and 31 cross the town, and its 42.5 square miles include the villages of Charlton City and Charlton Depot along with the town center. Buffumville Lake, a U.S. Army Corps of Engineers flood-control reservoir, sits on the town's eastern side.
Charlton at a glance
- $10.94Residential tax rate per $1,000, FY2026
- $5,345Average single-family tax bill, FY2026
- 25-30 minDrive to Worcester
- WorcesterCounty
Charlton's villages and zip codes
Charlton uses three ZIP codes across its village sections: 01507 (Charlton), 01508 (Charlton City) and 01509 (Charlton Depot).
| Area | Zip code | Where it is |
|---|---|---|
| Charlton center | 01507 | Along Main Street, where Town Hall and municipal offices are located. |
| Charlton City | 01508 | A village section of town with its own ZIP code, historically tied to local mill industry. |
| Charlton Depot | 01509 | A village section of town with its own ZIP code, named for a former rail depot. |
Things to do in Charlton, MA
Start with Buffumville Lake and Capen Hill Nature Sanctuary, then 2 more below.
Buffumville Lake
A 200-acre U.S. Army Corps of Engineers flood-control reservoir built in 1958, with a swimming beach, seven miles of multi-use trails, group picnic shelters, and a disc golf course. Fishing, hunting, canoeing, kayaking and boat-in camping are permitted.
48 Old Oxford Road, Charlton, MA
Plan a visit to Buffumville Lake (opens in a new tab)Capen Hill Nature Sanctuary
A nature sanctuary with walking trails in Charlton.
Charlton, MA
Tree House Brewing Company
A brewery location in Charlton on Sturbridge Road, part of the Tree House Brewing Company chain.
129 Sturbridge Road, Charlton, MA 01507
Plan a visit to Tree House Brewing Company (opens in a new tab)Charlton Center Historic District
A historic district around Charlton Common with municipal and religious buildings reflecting the town's early development.
Charlton center, Charlton, MA
More worth a visit
- Charlton Arts and Activities CenterA local venue for arts and community activities.
A little history
Charlton was first settled in 1735 and was set off from Oxford as a district on January 10, 1755, taking its name from Sir Francis Charlton, 4th Baronet.
The town was incorporated in 1775.
William T. G. Morton, credited with the first public demonstration of ether as a surgical anaesthetic, had a residence in Charlton, and frontiersman John "Grizzly" Adams is buried in town.
Parks, trails and outdoors in Charlton
Charlton's outdoor recreation centers on Buffumville Lake, an Army Corps of Engineers reservoir with a beach and trail network, and the Capen Hill Nature Sanctuary.
- Buffumville LakeSwimming beach, seven miles of multi-use trails, picnic shelters, and boating/fishing access on a 200-acre flood-control reservoir.More information
- Capen Hill Nature SanctuaryA nature sanctuary with walking trails.
Where to eat in Charlton: restaurants and coffee
2 places in Charlton to try, including brewery and pizza and seafood restaurant. No one paid to be listed.
Tree House Brewing Company
Brewery
A location of the Tree House Brewing Company chain on Sturbridge Road.
129 Sturbridge Road, Charlton, MA 01507 · treehousebrew.com
Charlton House of Pizza and Seafood
Pizza and seafood restaurant
A family restaurant serving pizza, seafood, pasta and subs.
109 Masonic Home Rd, Charlton, MA · charltonhousepizzaseafood.com
Walkability and getting around Charlton
Charlton center has sidewalks around Town Hall and Charlton Common, but the town overall, crossed by the Massachusetts Turnpike and several state routes, is built around driving between its village sections.
Drive times
- Worcester, about 18 miles25-30 min
- Worcester Regional Airport, about 20 miles25-30 min
Approximate, without traffic.
By bus or train
Charlton has no fixed-route public bus or rail service identified in town or Wikipedia sources; the Worcester Regional Transit Authority (WRTA) serves nearby Worcester-area communities.
Charlton property taxes
Charlton's most recent certified residential tax rate is $10.94 per $1,000 of assessed value, for FY2026 (July 2025 to June 2026). Massachusetts assesses homes at full value, so each $100,000 of assessed value costs about $1,094 a year. The average single-family tax bill was $5,345, on an average assessed value of $488,575.
Charlton's FY2026 tax rates
$10.94per $1,000, residential
- Residential$10.94 per $1,000
- Average single-family assessed value$488,575
- Average single-family tax bill$5,345
- 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 | $13.29 |
| FY2023 | $12.17 |
| FY2024 | $11.34 |
| FY2025 | $11.13 |
| FY2026 | $10.94 |
Look up a Charlton property
- FEMA flood mapWhether a lender will require flood insurance
- Town ClerkVital records and town records
- Assessors' officeQuestions about a value: 508-248-2200
- Registry of DeedsDeeds and mortgages for the county
Buying a home in Charlton
Things to look into on a Charlton purchase: MassHousing limits, the flood map, the smoke certificate, foundations, septic & wells, trash by permit.
Check the flood zone first
Buffumville Lake, a U.S. Army Corps of Engineers flood-control reservoir on the east side of town, and its surrounding brooks put nearby low-lying parcels in FEMA-mapped flood zones. We take an early look at FEMA's map before you offer. That's not a flood determination: the official determination ordered with your loan decides whether flood insurance is required.
FEMA's flood map for Charlton (opens in a new tab)Smoke and CO certificate
Massachusetts requires the seller to get a smoke and carbon monoxide certificate from the Charlton Fire Department before the sale closes. Call 508-248-2299 to schedule.
Charlton Fire Department page (opens in a new tab)Ask about foundation testing
The Massachusetts Geological Survey at UMass Amherst lists parts of Charlton among the areas most at risk (within 20 miles) of the Connecticut concrete plant that distributed pyrrhotite-affected concrete, based on the 2019 state Special Commission report. On a home with a poured concrete foundation, ask whether it has been tested.
UMass pyrrhotite guide (opens in a new tab)Board of Health enforces Title 5 septic and well permits
Charlton's Board of Health enforces Title 5 septic system regulations and issues permits for private drinking-water wells, since the town does not have universal sewer and water coverage. Buyers should confirm septic and well status before making an offer.
Charlton Board of Health (opens in a new tab)No town trash pickup; permit needed for the transfer station
Charlton does not run curbside trash collection or its own transfer station. Residents use private haulers or buy a permit to use the Spencer Transfer Station under an inter-town agreement, along with Spencer's Pay-As-You-Throw bags.
Residential Refuse Drop-Off (opens in a new tab)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 Charlton?
We're licensed in Massachusetts. Send us a Charlton address and we'll run the numbers, taxes included.
Moving to Charlton: utilities, trash and town hall
Who to call in Charlton: National Grid for power.
- ElectricNational Grid
- Trash and recyclingCharlton has no town-operated transfer station or curbside collection; residents use licensed private haulers or, under an agreement with the Town of Spencer, the Spencer Transfer Station at 17 S. Spencer Rd, which requires a permit ($10 day pass or $75 yearly) and Spencer's Pay-As-You-Throw bags.
- 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
Spencer Transfer Station (by agreement with Charlton)
17 S. Spencer Rd, Spencer, MA Wednesdays and Saturdays, 7:00 AM-5:00 PM
$10 day pass or $75 per year
Transfer station details (opens in a new tab)Town Hall offices and contacts
Charlton Town Hall is at 37 Main Street, Charlton, MA 01507. Hours: Mon, Wed, Thu 7:30 AM-5 PM; Tue 7:30 AM-7 PM; Fri closed. Main line: 508-248-2200.
- Town HallMain line and website508-248-2200
- Town ClerkLand records, vital records, elections, and licenses.508-248-2200
- AssessorsProperty valuation.508-248-2200
- Town Treasurer/CollectorTax bills, excise tax, and municipal liens.508-248-2200
- Building Inspectional ServicesBuilding, plumbing, gas and wiring permits.508-248-2200
- Planning BoardDevelopment review and planning applications.508-248-2200
- Recreation CommissionAuthorizes use of town recreational fields.508-248-2200
- Highway DepartmentRoad maintenance and snow/ice management.508-248-2200
- Charlton Public LibraryThe town's public library, established in 1882.
- Shepherd Hill Regional High School / Dudley-Charlton Regional School DistrictThe town's public school district; high schoolers attend Shepherd Hill Regional in Dudley.
- Board of HealthTitle 5 septic, wells and permits508-248-2210
Charlton, MA FAQ: taxes and town services
What is the property tax rate in Charlton, MA?
Charlton's most recent certified residential tax rate is $10.94 per $1,000 of assessed value, for FY2026 (July 2025 to June 2026). Massachusetts fiscal years run July 1 to June 30.
How much are property taxes on a $400,000 home in Charlton?
Massachusetts taxes homes on their full assessed value. If a home is assessed at $400,000, that's about $4,376 a year at $10.94 per $1,000. The bill uses the assessor's value, not the sale price.
Does Charlton have a split tax rate?
No. Charlton uses a single rate of $10.94 per $1,000 for all property classes.
What is the average single-family tax bill in Charlton?
The average single-family tax bill in Charlton was $5,345 for FY2026, on an average assessed value of $488,575.
What ZIP codes does Charlton use?
Charlton has three ZIP codes for its village sections: 01507 (Charlton), 01508 (Charlton City) and 01509 (Charlton Depot).
Is trash pickup curbside in Charlton?
No. Charlton has no curbside collection or its own transfer station. Residents use private haulers or a permit-based arrangement with the Spencer Transfer Station.
Who supplies electricity in Charlton?
National Grid provides electric service in Charlton.
Is there public transit in Charlton?
No fixed-route bus or rail service was found for Charlton; the Worcester Regional Transit Authority serves nearby Worcester-area communities.
Which towns border Charlton?
Charlton borders Sturbridge, East Brookfield, Spencer, Leicester, Oxford, Dudley and Southbridge.
What recreation is available at Buffumville Lake?
Buffumville Lake, a 200-acre Army Corps of Engineers reservoir in Charlton, offers a swimming beach, seven miles of multi-use trails, picnic shelters, a disc golf course, and fishing, hunting, canoeing and kayaking access.
Towns near Charlton
Neighbors of Charlton, including across the Connecticut line where it applies. All Massachusetts town guides.
Sources
- Charlton, Massachusetts - Wikipedia: en.wikipedia.org
- Charlton Center Historic District - Wikipedia: en.wikipedia.org
- Town of Charlton official website: townofcharlton.net
- Departments - Charlton, MA: townofcharlton.net
- Board of Health - Charlton, MA: townofcharlton.net
- Residential Refuse Drop-Off - Charlton, MA: townofcharlton.net
- Buffumville Lake - U.S. Army Corps of Engineers, New England District: nae.usace.army.mil
- Tree House Brewing Company: treehousebrew.com
- Charlton House of Pizza and Seafood: charltonhousepizzaseafood.com
- Charlton Common 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® ratings, provided live by Walk Score. Addresses are located with the U.S. Census Bureau geocoder.
- Photo: "Charlton Common" by Marc N. Belanger (Marcbela), Public domain, via Wikimedia Commons; resized.
- Checked September 25, 2026.