First-time buyer programs
MassHousing sets its own income and price limits for Worcester County. We check them with you before you shop.
MassHousing home loans
Living in Lancaster, Massachusetts
Lancaster is a town in the northern part of Worcester County, on the Nashua River, and is the oldest town in the county, incorporated in 1653. It began as the plantation of Nashaway, settled by colonists drawn to the area's iron deposits, and was named after Lancaster in Lancashire, England, the hometown of founder John Prescott. Town Hall and most municipal offices sit along Main Street in Lancaster center, with the separate village of South Lancaster to the west.
Lancaster at a glance
- $16.90Residential tax rate per $1,000, FY2026
- $9,373Average single-family tax bill, FY2026
- WorcesterCounty
- 1653Year incorporated
Lancaster's villages and zip codes
Lancaster uses two ZIP codes: 01523 for Lancaster center and most of town, and 01561 for South Lancaster.
| Area | Zip code | Where it is |
|---|---|---|
| Lancaster center | 01523 | Along Main Street, where Town Hall, the Prescott Building offices and Thayer Memorial Library are located. |
| South Lancaster | 01561 | A village in western Lancaster, formerly home to Atlantic Union College and South Lancaster Academy. |
Things to do in Lancaster, MA
Start with First Church of Christ and George Hill Orchards, then 2 more below.
First Church of Christ
A National Historic Landmark meetinghouse designed by architect Charles Bulfinch, one of the notable historic buildings in Lancaster center.
Lancaster center, MA
George Hill Orchards
A family-run orchard operating since 1974 with pick-your-own apples, blueberries, peaches and pumpkins, fresh cider donuts, a corn maze and school tours.
582 George Hill Rd, Lancaster, MA 01523
Plan a visitBolton Flats Wildlife Management Area
A 455-acre state wildlife management area spanning Lancaster, Bolton and Harvard along the Nashua and Still rivers, used for birding, canoeing, fishing, hiking and hunting.
Lancaster, MA
Thayer Memorial Library
Lancaster's public library, open since 1868, on Main Street in the town center.
717 Main St, Lancaster, MA 01523
Plan a visit
A little history
Lancaster was settled in 1643 as the plantation of Nashaway, drawing colonists interested in the area's iron deposits, and was incorporated in 1653 as the oldest town in Worcester County.
The town was named for Lancaster in Lancashire, England, the hometown of founder John Prescott.
During King Philip's War, Lancaster was attacked in February 1676, when colonist Mary Rowlandson was taken captive; her later published account of the raid became a well-known captivity narrative.
Parks, trails and outdoors in Lancaster
The Nashua River runs through Lancaster, and Bolton Flats Wildlife Management Area along the Nashua and Still rivers gives the town birding, canoeing, fishing and hiking close to its center.
- Bolton Flats Wildlife Management Area455 acres along the Nashua and Still rivers for birding, canoeing, fishing, hiking and hunting.
- Nashua RiverRuns through town, giving Lancaster its old nickname 'Lancaster-on-the-Nashua.'
- George Hill OrchardsPick-your-own orchard with trails, a maze and seasonal harvest activities.More information
Where to eat in Lancaster: restaurants and coffee
1 places in Lancaster to try, including farm stand and bakery. No one paid to be listed.
George Hill Orchards
Farm stand and bakery
A family orchard selling fresh cider donuts, pick-your-own fruit and pumpkins in season.
582 George Hill Rd, Lancaster, MA 01523 · yourfavoritefarm.com
Walkability and getting around Lancaster
Lancaster center along Main Street has sidewalks connecting Town Hall, the library and nearby homes, but most of the town, which is largely rural and spread out, is built for driving.
Drive times
- Fitchburg, about 10 miles
Approximate, without traffic.
By bus or train
The Montachusett Regional Transit Authority (MART) operates fixed-route bus service and an on-demand ride service (MART Connects) in the area. Lancaster has no train station of its own; the nearest MBTA Commuter Rail stop is Wachusett station on the Fitchburg Line, in nearby Fitchburg.
Lancaster property taxes
Lancaster's FY2026 residential tax rate is $16.90 per $1,000 of assessed value. Massachusetts assesses homes at full value, so each $100,000 of assessed value costs about $1,690 a year. The average single-family tax bill was $9,373, on an average assessed value of $554,631.
Lancaster's FY2026 tax rates
$16.90per $1,000, residential
- Residential$16.90 per $1,000
- Average single-family assessed value$554,631
- Average single-family tax bill$9,373
- Motor vehicle excise (statewide)$25 per $1,000 of value
Sewer service in Lancaster is administered by a separate Lancaster Sewer District Commission rather than the town's DPW.
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 | $19.45 |
| FY2023 | $17.19 |
| FY2024 | $17.46 |
| FY2025 | $16.16 |
| FY2026 | $16.90 |
Look up a Lancaster property
- FEMA flood mapWhether a lender will require flood insurance
- Town ClerkVital records and town records
- Assessors' officeQuestions about a value: 978-365-3326 ext. 1000
- Registry of DeedsDeeds and mortgages for the county
Buying a home in Lancaster
What we check on a Lancaster purchase: MassHousing limits, the flood map, the smoke certificate, well & septic, river floodplain.
Check the flood zone first
The Nashua and Still rivers, including the Bolton Flats floodplain along Lancaster's southern edge, put some low-lying parcels within FEMA-mapped flood zones. We check FEMA's map before you offer.
FEMA's flood map for LancasterSmoke and CO certificate
Massachusetts requires the seller to get a smoke and carbon monoxide certificate from the Lancaster Fire Department before the sale closes. Call 978-368-4003 to schedule.
Lancaster Fire Department pageConfirm water and sewer district for a specific address
Public sewer in Lancaster is run by a separate Lancaster Sewer District Commission that doesn't cover the whole town, and some parcels rely on private wells and septic systems. Buyers should confirm which utilities and districts serve a specific property.
Check FEMA flood maps near the Nashua and Still rivers
Land along the Nashua River and the Bolton Flats floodplain falls within FEMA flood zones. We check the flood map before you make an offer on a property near the rivers.
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 Lancaster?
We're licensed in Massachusetts. Send us a Lancaster address and we'll run the numbers, taxes included.
Moving to Lancaster: utilities, trash and town hall
Who to call in Lancaster: National Grid for power.
- ElectricNational Grid
- WaterLancaster DPW Water Division serves parts of town; some parcels rely on private wells
- Sewer or septicThe Lancaster Sewer District Commission, a separate district, serves parts of town; other areas rely on septic systems
- Trash and recyclingLancaster does not run municipal curbside collection; residents contract with a licensed private hauler from the town's approved list, and hazardous waste can be dropped off through the Devens hazardous waste program.
- 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
Lancaster Town Hall is at 701 Main St, Lancaster, MA 01523. Hours: Monday-Thursday 8:30 AM-4:30 PM, Friday 8:30 AM-noon. Main line: 978-365-3326.
- Town HallMain line and website978-365-3326
- Town ClerkLand records, vital records and elections.978-365-3326 ext. 1090
- Assessors DepartmentProperty values and assessments.978-365-3326 ext. 1000
- Treasurer/CollectorProperty tax billing and payment.978-365-3326 ext. 1012
- Inspectional ServicesBuilding permits and inspections.978-365-3326 ext. 1095
- Community Development & PlanningZoning, land use and planning applications.978-365-3326 ext. 1099
- Public WorksRoads, water division and town infrastructure.978-365-2412
- Fire DepartmentFire prevention and emergency services.978-368-4003
- Thayer Memorial LibraryThe town's public library.978-368-8928
Lancaster, MA FAQ: taxes and town services
What is the property tax rate in Lancaster, MA?
Lancaster's FY2026 residential tax rate is $16.90 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 Lancaster?
Massachusetts taxes homes on their full assessed value. If a home is assessed at $400,000, that's about $6,760 a year at $16.90 per $1,000. The bill uses the assessor's value, not the sale price.
Does Lancaster have a split tax rate?
No. Lancaster uses a single rate of $16.90 per $1,000 for all property classes.
What is the average single-family tax bill in Lancaster?
The average single-family tax bill in Lancaster was $9,373 for FY2026, on an average assessed value of $554,631.
What county is Lancaster, MA in?
Lancaster is in Worcester County, and is the oldest town in the county, incorporated in 1653.
What ZIP codes does Lancaster use?
Lancaster center uses 01523, and the village of South Lancaster uses 01561.
Does Lancaster have curbside trash pickup?
No town-run curbside program; residents contract with a licensed private hauler from the town's approved list.
Who supplies electricity in Lancaster?
National Grid.
Is there a train station in Lancaster?
No. The nearest MBTA Commuter Rail stop is Wachusett station on the Fitchburg Line, in Fitchburg.
Which towns border Lancaster?
Lancaster borders Lunenburg, Shirley, Harvard, Bolton, Clinton, Sterling and Leominster.
Towns near Lancaster
Neighbors of Lancaster, including across the Connecticut line where it applies. All Massachusetts town guides.
Sources
- Lancaster, Massachusetts - Wikipedia: en.wikipedia.org
- Bolton Flats Wildlife Management Area - Wikipedia: en.wikipedia.org
- Town of Lancaster, MA - Official Website: ci.lancaster.ma.us
- Town Clerk - Lancaster, MA: ci.lancaster.ma.us
- Assessors Department - Lancaster, MA: ci.lancaster.ma.us
- Public Works - Lancaster, MA: ci.lancaster.ma.us
- Trash & Recycling - Lancaster, MA: ci.lancaster.ma.us
- Thayer Memorial Library: thayermemoriallibrary.org
- George Hill Orchards / Your Favorite Farm: yourfavoritefarm.com
- Bulfinch Church, Lancaster MA 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: Marc N. Belanger, Public domain, via Wikimedia Commons.
- Checked September 25, 2026.