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 Mashpee, Massachusetts
Mashpee is a town on the western side of Cape Cod, bordered by Nantucket Sound to the south and Waquoit Bay and Popponesset Bay along its coastline. It was incorporated as a town in 1870 and is the home of the federally recognized Mashpee Wampanoag Tribe. The town center, rebuilt around the New Urbanist Mashpee Commons development where Routes 28 and 151 meet, sits inland from the beaches and coastal villages that make up much of the town's shoreline.
Mashpee at a glance
- $6.41Residential tax rate per $1,000, FY2026
- $6,346Average single-family tax bill, FY2026
- 80-100 minDrive to Boston
- BarnstableCounty
Mashpee's villages and zip codes
Mashpee uses a single ZIP code, 02649, for the whole town.
| Area | Zip code | Where it is |
|---|---|---|
| Mashpee center | 02649 | Around the intersection of Routes 28 and 151, home to Town Hall, Mashpee Commons and municipal offices. |
| New Seabury | 02649 | A coastal village and resort community on Nantucket Sound in the southern part of town. |
| Popponesset | 02649 | A coastal area along Popponesset Bay in southern Mashpee. |
| Mashpee Neck | 02649 | A peninsula neighborhood between the Mashpee River and Popponesset Bay. |
Things to do in Mashpee, MA
Start with South Cape Beach State Park and Mashpee Commons, then 2 more below.
South Cape Beach State Park
A state park with a barrier beach on Nantucket Sound, dunes, and trails through adjacent conservation land bordering Waquoit Bay. Swimming, walking and birdwatching are the main draws.
Great Oak Road, Mashpee, MA
Mashpee Commons
An open-air shopping and dining center built as an early New Urbanist redevelopment of the town's commercial rotary, with shops, restaurants and a movie theater arranged along walkable streets.
Routes 28 and 151, Mashpee, MA
Old Indian Meeting House
Completed in 1684, it is described as the oldest Native American church in the eastern United States, standing next to a historic burial ground.
Meetinghouse Road, Mashpee, MA
Mashpee National Wildlife Refuge
A refuge of pine barrens and wetlands with trails for walking, part of a larger network of conservation land in the Mashpee River watershed.
Mashpee, MA
More worth a visit
- Historic One Room SchoolhouseAn 1831 schoolhouse preserved as a small museum of Mashpee's education history.
A little history
The area was settled by English colonists in 1660, when missionary Richard Bourne worked with the Wampanoag community there.
Mashpee was incorporated as a town in 1870, and the Mashpee Wampanoag Tribe received federal recognition in 2007.
Parks, trails and outdoors in Mashpee
Mashpee's coastline on Nantucket Sound and its bays give it beach and paddling access, while inland conservation land follows the Mashpee and Quashnet rivers.
- South Cape Beach State ParkBarrier beach, dunes and trails bordering Waquoit Bay.
- Waquoit Bay National Estuarine Research ReserveProtected estuary and research reserve spanning Mashpee and Falmouth, with trails and water access.
- Mashpee River WoodlandsConservation land along the Mashpee River with walking trails.
Walkability and getting around Mashpee
Mashpee Commons is built for walking between shops and restaurants, but most of the town's residential and coastal areas are spread out and built around driving.
Drive times
- Boston, about 65 miles80-100 min
- Barnstable Municipal Airport, about 12 miles20-25 min
Approximate, without traffic.
By bus or train
The Cape Cod Regional Transit Authority (CCRTA) serves Mashpee. The town has no railroad; the nearest regional connections are through Hyannis and the Cape Flyer seasonal train service to Boston.
Mashpee property taxes
Mashpee's FY2026 residential tax rate is $6.41 per $1,000 of assessed value. Commercial, industrial and personal property pay $6.03. Massachusetts assesses homes at full value, so each $100,000 of assessed value costs about $641 a year. The average single-family tax bill was $6,346, on an average assessed value of $990,034.
Mashpee's FY2026 tax rates
$6.41per $1,000, residential
- Residential$6.41 per $1,000
- Commercial, industrial, personal property$6.03 per $1,000
- Average single-family assessed value$990,034
- Average single-family tax bill$6,346
- 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 | $8.03 |
| FY2023 | $7.01 |
| FY2024 | $6.28 |
| FY2025 | $6.42 |
| FY2026 | $6.41 |
Look up a Mashpee property
- FEMA flood mapWhether a lender will require flood insurance
- Town ClerkVital records and town records
- Assessors' officeQuestions about a value
- Registry of DeedsDeeds and mortgages for the county
Buying a home in Mashpee
What we check on a Mashpee purchase: MassHousing limits, the flood map, the smoke certificate, septic & wells, coastal flood zones.
Check the flood zone first
Mashpee's coastline along Nantucket Sound, Waquoit Bay and Popponesset Bay puts shorefront and low-lying coastal parcels in FEMA-mapped flood zones. We check FEMA's map before you offer.
FEMA's flood map for MashpeeSmoke and CO certificate
Massachusetts requires the seller to get a smoke and carbon monoxide certificate from the Mashpee Fire & Rescue before the sale closes. Call 508-539-1454 to schedule.
Mashpee Fire & Rescue pageMany properties rely on septic systems and private wells
Much of Mashpee is outside sewered areas, so a Title 5 septic inspection is required before most home sales, and some properties use private wells. Buyers should confirm septic and well status early.
Check FEMA flood maps near the coast
Waterfront and low-lying parcels along Nantucket Sound, Waquoit Bay and Popponesset Bay can fall within FEMA flood zones. We check the flood map before you make an offer on a coastal property.
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 Mashpee?
We're licensed in Massachusetts. Send us a Mashpee address and we'll run the numbers, taxes included.
Moving to Mashpee: utilities, trash and town hall
Who to call in Mashpee: Eversource for power.
- ElectricEversource
- Natural gasNo natural gas service confirmed for most of town
- WaterMashpee Water District
- Sewer or septicThe town has been expanding municipal sewer service in parts of the town center and watershed-sensitive areas; many properties remain on septic.
- Trash and recyclingMashpee's Department of Public Works manages trash and recycling through both curbside collection and a transfer station.
- 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
Mashpee Transfer Station
350 Meetinghouse Road, Mashpee, MA 02649
Transfer station detailsTown Hall offices and contacts
Mashpee Town Hall is at 16 Great Neck Road North, Mashpee, MA 02649. Hours: Monday-Friday, 8:30 AM-4:30 PM. Main line: 508-539-1400.
- Town HallMain line and website508-539-1400
- Town ClerkLand records, vital records, and elections.
- AssessorProperty values and assessments.
- Treasurer/Tax CollectorProperty tax billing and payment.
- Building DepartmentBuilding permits and inspections.
- Planning DepartmentZoning, land use, and planning applications.
- RecreationTown recreation programs and facilities.
- Public WorksRoads, solid waste and recycling, and town facilities.508-539-1420
- Mashpee Public LibraryThe town's public library.
- Mashpee Public SchoolsThe town's public school district.
- Board of HealthTitle 5 septic, wells and permits508-539-1426
Mashpee, MA FAQ: taxes and town services
What is the property tax rate in Mashpee, MA?
Mashpee's FY2026 residential tax rate is $6.41 per $1,000 of assessed value. Commercial, industrial and personal property pay $6.03. Massachusetts fiscal years run July 1 to June 30.
How much are property taxes on a $400,000 home in Mashpee?
Massachusetts taxes homes on their full assessed value. If a home is assessed at $400,000, that's about $2,564 a year at $6.41 per $1,000. The bill uses the assessor's value, not the sale price.
Does Mashpee have a split tax rate?
Yes. Homes pay $6.41 per $1,000 and commercial, industrial and personal property pay $6.03.
What is the average single-family tax bill in Mashpee?
The average single-family tax bill in Mashpee was $6,346 for FY2026, on an average assessed value of $990,034.
What county is Mashpee, MA in?
Mashpee is in Barnstable County, on Cape Cod.
What ZIP code does Mashpee use?
Mashpee uses a single ZIP code, 02649, for the whole town.
Who supplies electricity in Mashpee?
Eversource is the electric utility serving Mashpee.
Is there a train station in Mashpee?
No. Mashpee has no railroad; the Cape Cod Regional Transit Authority provides bus service, and the seasonal Cape Flyer train runs from Hyannis to Boston.
Does Mashpee require a smoke certificate before selling a home?
Massachusetts law requires a smoke and carbon monoxide detector compliance inspection from the local fire department before most home sales; contact Mashpee Fire & Rescue to schedule one.
How far is Mashpee from Boston?
Mashpee is about 65 miles from Boston, roughly 80-100 minutes by car depending on Cape Cod bridge traffic.
Towns near Mashpee
Neighbors of Mashpee, including across the Connecticut line where it applies. All Massachusetts town guides.
Sources
- Mashpee, Massachusetts - Wikipedia: en.wikipedia.org
- Town of Mashpee official website: mashpeema.gov
- Mashpee Fire & Rescue: mashpeema.gov
- Mashpee Board of Health: mashpeema.gov
- Mashpee Public Works: mashpeema.gov
- Mashpee MA Town Hall 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: T.S. Custadio (ToddC4176), CC BY-SA 3.0, via Wikimedia Commons.
- Checked September 25, 2026.