First-time buyer programs
MassHousing sets its own income and price limits for Franklin County. We check them with you before you shop.
MassHousing home loansLiving in Montague, Massachusetts
Montague is a Franklin County town on the Connecticut River made up of five villages: Turners Falls, Montague Center, Montague City, Millers Falls and Lake Pleasant. It was first settled by Europeans in 1715 and incorporated in 1754. Turners Falls, the largest village, grew up as a planned mill community in the 1860s around a canal built to harness power from the falls on the Connecticut River.
Montague at a glance
- $15.13Residential tax rate per $1,000, FY2026
- $4,928Average single-family tax bill, FY2026
- 10-15 minDrive to Greenfield
- FranklinCounty
Montague's villages and zip codes
Montague's villages use separate ZIP codes: 01376 for Turners Falls, 01351 for Montague Center, and 01349 for Millers Falls.
| Area | Zip code | Where it is |
|---|---|---|
| Turners Falls | 01376 | The town's largest village, along the Connecticut River and its power canal, with Avenue A as the main commercial street. |
| Montague Center | 01351 | The original village settled in 1715, west of Turners Falls. |
| Millers Falls | 01349 | A village on the Millers River, shared with the town of Erving. |
| Lake Pleasant | 01301 | A small lakeside village, historically known as a spiritualist campground. |
Things to do in Montague, MA
Start with Great Falls Discovery Center and Canalside Rail Trail, then 2 more below.
Great Falls Discovery Center
A visitor and nature center in Turners Falls with exhibits on the Connecticut River watershed and regional history, near the falls and power canal.
Turners Falls, MA
Canalside Rail Trail
A shared-use path in Turners Falls along the historic power canal, used for walking and biking.
Turners Falls, MA
Shea Theater
A historic performing arts venue on Avenue A in Turners Falls hosting music, theater and film.
Avenue A, Turners Falls, MA
Turners Falls Historic District
A planned 19th-century mill village with a grid street pattern, centered on Avenue A, bounded by the Connecticut River and Power Canal.
Avenue A area, Turners Falls, MA
A little history
Montague was first settled by Europeans in 1715 and incorporated as a town in 1754.
Turners Falls was founded in 1868 as a planned industrial community by Alvah Crocker, built around a canal that harnessed power from the falls on the Connecticut River.
Lake Pleasant was a well-known 19th-century spiritualist campground.
Parks, trails and outdoors in Montague
The Connecticut and Millers rivers, along with the historic power canal in Turners Falls, give Montague its waterside trails and views.
- Canalside Rail TrailA path along the Turners Falls power canal for walking and cycling.
- Great Falls Discovery Center groundsRiverside grounds near the falls on the Connecticut River.
Walkability and getting around Montague
Avenue A in Turners Falls has sidewalks connecting shops, restaurants and municipal buildings in a compact grid, but Montague's other villages and outlying areas are spread out and built for driving.
Drive times
- Greenfield, about 5 miles10-15 min
- Bradley International Airport, about 55 miles65-75 min
Approximate, without traffic.
By bus or train
The Franklin Regional Transit Authority (FRTA) operates bus routes serving Turners Falls and connecting to Greenfield. Montague has no train station of its own; the nearest Amtrak and Valley Flyer service is in Greenfield.
Montague property taxes
Montague's FY2026 residential tax rate is $15.13 per $1,000 of assessed value. Commercial, industrial and personal property pay $25.06. Massachusetts assesses homes at full value, so each $100,000 of assessed value costs about $1,513 a year. The average single-family tax bill was $4,928, on an average assessed value of $325,699.
Montague's FY2026 tax rates
$15.13per $1,000, residential
- Residential$15.13 per $1,000
- Commercial, industrial, personal property$25.06 per $1,000
- Average single-family assessed value$325,699
- Average single-family tax bill$4,928
- 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 | $16.76 |
| FY2023 | $15.65 |
| FY2024 | $15.70 |
| FY2025 | $15.21 |
| FY2026 | $15.13 |
Look up a Montague property
- FEMA flood mapWhether a lender will require flood insurance
- Town ClerkVital records and town records
- Assessors' officeQuestions about a value: 413-863-3200
- Registry of DeedsDeeds and mortgages for the county
Buying a home in Montague
What we check on a Montague purchase: MassHousing limits, the flood map, the smoke certificate, river villages.
Check the flood zone first
Montague's villages of Turners Falls and Montague City sit along the Connecticut River, and Millers Falls sits on the Millers River, putting low-lying land in these areas within FEMA-mapped flood zones. We check FEMA's map before you offer.
FEMA's flood map for MontagueSmoke and CO certificate
Massachusetts requires the seller to get a smoke and carbon monoxide certificate from the Turners Falls Fire Department before the sale closes.
Check flood zones near the Connecticut and Millers rivers
Turners Falls, Montague City and Millers Falls sit along the Connecticut or Millers rivers. We check the FEMA flood map before you make an offer near either river.
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 Montague?
We're licensed in Massachusetts. Send us a Montague address and we'll run the numbers, taxes included.
Moving to Montague: utilities, trash and town hall
Who to call in Montague.
- Sewer or septicThe Montague Water Pollution Control Facility (Clean Water Facility) serves sewered areas of town.
- Trash and recyclingThe town provides curbside trash and recycling collection on a set schedule, and a transfer station offers recycling, bulky waste and composting drop-off.
- 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
Montague Town Hall is at 1 Avenue A, Turners Falls, MA 01376. Main line: 413-863-3200.
- Town HallMain line and website413-863-3200
- Town ClerkVital records and elections.413-863-3200
- AssessorProperty values and assessments.413-863-3200
- Tax CollectorProperty tax billing and payment.413-863-3200
- Building / Planning & ZoningBuilding permits, zoning and land use.413-863-3200
- Parks & RecreationTown parks and recreation programs.413-863-3216
- Department of Public WorksStreets, water and sewer infrastructure.413-863-2054
- Board of HealthPublic health services and permits.
- Carnegie Library / Montague Public LibrariesThe town's public libraries, in Turners Falls, Millers Falls and Montague Center.
- Gill-Montague Regional School DistrictThe town's public school district.
Montague, MA FAQ: taxes and town services
What is the property tax rate in Montague, MA?
Montague's FY2026 residential tax rate is $15.13 per $1,000 of assessed value. Commercial, industrial and personal property pay $25.06. Massachusetts fiscal years run July 1 to June 30.
How much are property taxes on a $400,000 home in Montague?
Massachusetts taxes homes on their full assessed value. If a home is assessed at $400,000, that's about $6,052 a year at $15.13 per $1,000. The bill uses the assessor's value, not the sale price.
Does Montague have a split tax rate?
Yes. Homes pay $15.13 per $1,000 and commercial, industrial and personal property pay $25.06.
What is the average single-family tax bill in Montague?
The average single-family tax bill in Montague was $4,928 for FY2026, on an average assessed value of $325,699.
What county is Montague, MA in?
Montague is in Franklin County.
What villages make up Montague?
Montague is made up of five villages: Turners Falls, Montague Center, Montague City, Millers Falls and Lake Pleasant.
What ZIP codes does Montague use?
Montague's villages use separate ZIP codes: 01376 for Turners Falls, 01351 for Montague Center, and 01349 for Millers Falls.
Is there a train station in Montague?
No. Montague has no train station; the nearest Amtrak and Valley Flyer service is in nearby Greenfield.
Is there public bus service in Montague?
Yes. The Franklin Regional Transit Authority (FRTA) operates bus routes serving Turners Falls and connecting to Greenfield.
How far is Montague from Greenfield?
Montague is about 5 miles from Greenfield, roughly a 10-15 minute drive.
Towns near Montague
Neighbors of Montague, including across the Connecticut line where it applies. All Massachusetts town guides.
Sources
- Montague, Massachusetts - Wikipedia: en.wikipedia.org
- Turners Falls, Massachusetts - Wikipedia: en.wikipedia.org
- Town of Montague official website: montague-ma.gov
- 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.
- Checked September 25, 2026.