First-time buyer programs
MassHousing sets its own income and price limits for Berkshire County. We check them with you before you shop.
MassHousing home loans
Living in Hancock, Massachusetts
Hancock is a town in Berkshire County on the New York border, described on its own town website as the longest and narrowest town in the county, about twenty miles long and three miles wide. It sits in a valley between the Taconic Mountains, first settled in 1767 and incorporated in 1776. The Shaker community that founded Hancock Shaker Village dates to about 1790.
Hancock at a glance
- $2.18Residential tax rate per $1,000, FY2026
- $835Average single-family tax bill, FY2026
- BerkshireCounty
- 1776Year incorporated
Hancock's zip code
Hancock uses ZIP codes shared with neighboring post offices: 01237 (Lanesborough), 01267 (Williamstown) and 01201 (Pittsfield), depending on location in town.
| Area | Zip code | Where it is |
|---|---|---|
| Hancock center | 01237 | Along Hancock Road (Route 43), where Town Hall is located. |
Things to do in Hancock, MA
Start with Hancock Shaker Village and Jiminy Peak, then 2 more below.
Hancock Shaker Village
A former Shaker religious community, established by about 1790, preserved as a museum with historic buildings including the Round Stone Barn built in 1826. It straddles the Hancock-Pittsfield line.
Hancock, MA
Jiminy Peak
A ski and mountain resort whose terrain extends into Hancock, with alpine skiing in winter and mountain-based activities in summer.
Hancock, MA
Ioka Valley Farm
A farm listed by the town among local businesses, known regionally for maple sugaring and pick-your-own produce.
Hancock, MA
Pittsfield State Forest
A state forest reaching into the southern part of Hancock, with hiking and multi-use trails through the Taconic range.
Hancock/Pittsfield, MA
More worth a visit
- Sebring StablesA local business listed under the town's attractions.
- Apple Tree HillA local business listed under the town's attractions.
Around the calendar
- OctoberCommunity DayA town event with a tag sale, barbecue, contests and games, held at Town Hall.
A little history
Hancock was first settled in 1762 as the Plantation of Jericho and officially incorporated as Hancock, named for John Hancock, in 1776.
A Shaker religious community was established in Hancock by about 1790, whose village and Round Stone Barn, built in 1826, survive as Hancock Shaker Village.
Hancock is one of only three Massachusetts towns that historically was not served by the Bell System, instead using the independent Taconic Telephone Corporation.
Parks, trails and outdoors in Hancock
Hancock lies in a valley between two ranges of the Taconic Mountains, with Pittsfield State Forest and Jiminy Peak's slopes reaching into town alongside the west branch of the Green River and Berry Pond.
- Pittsfield State ForestHiking and multi-use trails in the Taconic range, reaching into southern Hancock.
- Jiminy PeakA four-season mountain resort with alpine skiing in winter.
- Berry PondDescribed by Wikipedia as the highest-elevation body of water in Massachusetts, over 2,070 feet, within Pittsfield State Forest near the Hancock line.
Where to eat in Hancock: restaurants and coffee
1 places in Hancock to try, including restaurant. No one paid to be listed.
Bluebird & Co.
Restaurant
A food business listed among Hancock's local businesses on the town website.
Hancock, MA
Walkability and getting around Hancock
Hancock has no sidewalked town center; it is a rural, twenty-mile-long valley town along Route 43 built for driving between its scattered village, farm and resort areas.
Drive times
- Pittsfield
- Albany International Airport, about 40 miles
Approximate, without traffic.
By bus or train
Hancock has no fixed-route public transit, bus service or train station. The nearest airport is Albany International, about 40 miles northwest.
Hancock property taxes
Hancock's FY2026 residential tax rate is $2.18 per $1,000 of assessed value. Massachusetts assesses homes at full value, so each $100,000 of assessed value costs about $218 a year. The average single-family tax bill was $835, on an average assessed value of $383,147.
Hancock's FY2026 tax rates
$2.18per $1,000, residential
- Residential$2.18 per $1,000
- Average single-family assessed value$383,147
- Average single-family tax bill$835
- 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 | $3.00 |
| FY2023 | $2.68 |
| FY2024 | $2.79 |
| FY2025 | $2.69 |
| FY2026 | $2.18 |
Look up a Hancock property
- FEMA flood mapWhether a lender will require flood insurance
- Town ClerkVital records and town records
- Assessors' officeQuestions about a value: 413-738-5225
- Registry of DeedsDeeds and mortgages for the county
Buying a home in Hancock
What we check on a Hancock purchase: MassHousing limits, the flood map, the smoke certificate, well & septic, long, narrow town.
Check the flood zone first
The west branch of the Green River and Kinderhook Creek drain Hancock's valley; low-lying land near these streams can fall within FEMA-mapped flood zones. We check FEMA's map before you offer.
FEMA's flood map for HancockSmoke and CO certificate
Massachusetts requires the seller to get a smoke and carbon monoxide certificate from the Hancock Fire Department before the sale closes. Call 413-738-5225 to schedule.
Hancock Fire Department pageHomes rely on private wells and septic
Hancock has no townwide public water or sewer system; most properties use private wells and septic systems. Buyers should confirm well and septic condition, including a Title 5 inspection, before closing.
Location within town affects ZIP code and commute
Because Hancock is about twenty miles long and three miles wide, a property's ZIP code (Lanesborough, Williamstown or Pittsfield) and drive time to services depend heavily on where in town it sits.
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 Hancock?
We're licensed in Massachusetts. Send us a Hancock address and we'll run the numbers, taxes included.
Moving to Hancock: utilities, trash and town hall
Who to call in Hancock.
- WaterMostly private wells
- Sewer or septicMostly private septic systems
- Trash and recyclingHancock lists a Transfer Station among its town departments; the town website did not publish current hours or permit pricing.
- 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
Hancock Town Hall is at 3650 Hancock Road, PO Box 1084, Hancock, MA 01237. Hours: Weekdays (except holidays), 9:00 AM-12:00 noon. Main line: 413-738-5225.
- Town HallMain line and website413-738-5225
- Town ClerkLand records, vital records and elections.413-738-5225
- AssessorsProperty values and assessments; evening office hours Thursdays 6-8 PM.413-738-5225
- Tax CollectorProperty tax billing and payment.413-738-5225
- Board of HealthSeptic and well permitting, food-service inspections.413-738-5225
- Fire DepartmentFire prevention and safety inspections.413-738-5225
- Highway/RoadsRoads and town infrastructure.413-738-5225
- Hancock Public LibraryThe town's public library.413-738-5225
- Mount Greylock Regional School DistrictThe regional school district serving Hancock, based in Williamstown.
Hancock, MA FAQ: taxes and town services
What is the property tax rate in Hancock, MA?
Hancock's FY2026 residential tax rate is $2.18 per $1,000 of assessed value. Massachusetts fiscal years run July 1 to June 30.
How much are property taxes on a $400,000 home in Hancock?
Massachusetts taxes homes on their full assessed value. If a home is assessed at $400,000, that's about $872 a year at $2.18 per $1,000. The bill uses the assessor's value, not the sale price.
Does Hancock have a split tax rate?
No. Hancock uses a single rate of $2.18 per $1,000 for all property classes.
What is the average single-family tax bill in Hancock?
The average single-family tax bill in Hancock was $835 for FY2026, on an average assessed value of $383,147.
What county is Hancock, MA in?
Hancock is in Berkshire County.
What ZIP codes does Hancock use?
Hancock uses 01237 (Lanesborough), 01267 (Williamstown) or 01201 (Pittsfield) depending on location in town.
Is there public transit in Hancock?
No. Hancock has no fixed-route bus service or train station.
Which towns border Hancock?
Hancock borders Williamstown, New Ashford, Lanesborough, Pittsfield and Richmond in Massachusetts, and Canaan, New Lebanon, Stephentown and Berlin in New York.
What are Hancock Town Hall's hours?
Town Hall, at 3650 Hancock Road, is open weekdays (except holidays) from 9:00 AM to 12:00 noon.
Does Hancock have curbside trash pickup?
The town lists a Transfer Station among its departments; current hours and permit pricing were not published on the town website at the time of research.
Towns near Hancock
Neighbors of Hancock, including across the Connecticut line where it applies. All Massachusetts town guides.
Sources
- Hancock, Massachusetts - Wikipedia: en.wikipedia.org
- Town of Hancock, MA official website: town.hancock.ma.us
- Departments - Town of Hancock, MA: town.hancock.ma.us
- Local Businesses - Town of Hancock, MA: town.hancock.ma.us
- Round Stone Barn 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: Bestbudbrian, CC BY-SA 4.0, via Wikimedia Commons.
- Checked September 25, 2026.