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 Otis, Massachusetts
Otis is a town in the southern Berkshire Mountains, incorporated in 1810 (originally as Loudon). The west branch of the Farmington River originates here, and the town holds Otis Reservoir, Big Pond, and parts of Tolland and Otis state forests. Interstate 90 crosses the town's northern edge.
Otis at a glance
- $5.96Residential tax rate per $1,000, FY2026
- $3,365Average single-family tax bill, FY2026
- BerkshireCounty
- 1810Year incorporated
Otis's villages and zip codes
Otis is split among three ZIP codes: 01253 (Otis), 01029 (East Otis), and 01245 (West Otis).
| Area | Zip code | Where it is |
|---|---|---|
| Otis center | 01253 | The town center, where Town Hall is located. |
| East Otis | 01029 | The eastern section of town, near Benton Pond. |
| West Otis | 01245 | The western section of town, toward Otis Reservoir. |
Things to do in Otis, MA
Start with Otis Ridge Ski Area and Tolland State Forest, then 2 more below.
Otis Ridge Ski Area
A small ski area west of the town center with downhill trails and a lodge.
Otis, MA
Tolland State Forest
A state forest bordering Otis Reservoir with camping, hiking, and boat access.
Otis, MA
Benton Pond
A pond in the East Otis section used for fishing and boating.
East Otis, MA
Knox Trail marker
A marker noting the January 1776 route Colonel Henry Knox took through Otis hauling cannons from Fort Ticonderoga to Boston.
Otis, MA
A little history
Otis was incorporated in 1810, originally under the name Loudon, and later renamed for Harrison Gray Otis.
Colonel Henry Knox passed through the area in January 1776 while hauling cannons from Fort Ticonderoga to Boston, a route marked today as the Knox Trail.
Parks, trails and outdoors in Otis
Otis Reservoir, Big Pond, and two state forests give Otis its outdoor character, along with a small ski area.
- Otis ReservoirOne of the largest bodies of water in the Berkshires, used for fishing and boating.
- Tolland State ForestCamping, hiking, and boat launches along Otis Reservoir.
- Otis State ForestAdditional state forest land within town.
- Otis Ridge Ski AreaA small downhill ski area west of the town center.
Walkability and getting around Otis
Otis is a rural lake town without a dense commercial center; getting around, including to its East and West Otis sections, generally requires a car.
Drive times
- Pittsfield, about 23 miles
Approximate, without traffic.
By bus or train
Otis has no fixed-route public transit; Berkshire Regional Transit Authority routes are centered on Pittsfield, about 23 miles away. Interstate 90 (the Massachusetts Turnpike) crosses the town's northern edge, and the nearest rail and air service is in Pittsfield.
Otis property taxes
Otis's FY2026 residential tax rate is $5.96 per $1,000 of assessed value. Massachusetts assesses homes at full value, so each $100,000 of assessed value costs about $596 a year. The average single-family tax bill was $3,365, on an average assessed value of $564,608.
Otis's FY2026 tax rates
$5.96per $1,000, residential
- Residential$5.96 per $1,000
- Average single-family assessed value$564,608
- Average single-family tax bill$3,365
- 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 | $7.75 |
| FY2023 | $6.62 |
| FY2024 | $6.48 |
| FY2025 | $6.46 |
| FY2026 | $5.96 |
Look up a Otis property
- Property record cardsAssessed value, lot size and building details
- FEMA flood mapWhether a lender will require flood insurance
- Town ClerkVital records and town records
- Registry of DeedsDeeds and mortgages for the county
Buying a home in Otis
What we check on a Otis purchase: MassHousing limits, the flood map, the smoke certificate, title 5 septic, private wells.
Check the flood zone first
Otis Reservoir, Big Pond, and the headwaters of the west branch of the Farmington River put shoreline parcels in FEMA-mapped flood zones. We check FEMA's map before you offer.
FEMA's flood map for OtisSmoke and CO certificate
Massachusetts requires the seller to get a smoke and carbon monoxide certificate from the Otis Fire Department before the sale closes.
Lake-area homes are often on septic
Many homes around Otis Reservoir, Big Pond, and Benton Pond rely on private septic systems. Massachusetts requires a Title 5 inspection before a septic-served home can be sold, so buyers should plan for that early.
Most properties use private wells
Otis has limited public water infrastructure, so most homes rely on private wells. Ask about well testing and yield before making an offer.
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 Otis?
We're licensed in Massachusetts. Send us a Otis address and we'll run the numbers, taxes included.
Moving to Otis: utilities, trash and town hall
Who to call in Otis: Eversource (Western Massachusetts Electric) for power.
- ElectricEversource (Western Massachusetts Electric)
- Trash and recyclingOtis operates a transfer station for household waste and recycling.
- 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
Otis Transfer Station
Monday 7 AM-3 PM, Thursday 10 AM-6 PM, Saturday 7 AM-3 PM, Sunday 9 AM-4 PM
Town Hall offices and contacts
Otis Town Hall is at 1 North Main Road, Otis, MA 01253. Hours: Monday-Thursday, 8:00 AM-4:00 PM. Main line: 413-269-0100.
- Town HallMain line and website413-269-0100
- Town ClerkLand records, vital records, and elections.413-269-0100
- Accountant/Tax CollectorProperty tax billing and payment.413-269-0100
- Building InspectorBuilding permits and inspections.413-269-0100
- Planning BoardLand-use planning.
- Zoning Board of AppealsZoning variances and appeals.
- Board of HealthSeptic (Title 5) and well permitting.
- Conservation CommissionWetlands and conservation review.
- Parks & Recreation CommissionTown parks and recreation.
- Highway DepartmentRoads and town infrastructure.
Otis, MA FAQ: taxes and town services
What is the property tax rate in Otis, MA?
Otis's FY2026 residential tax rate is $5.96 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 Otis?
Massachusetts taxes homes on their full assessed value. If a home is assessed at $400,000, that's about $2,384 a year at $5.96 per $1,000. The bill uses the assessor's value, not the sale price.
Does Otis have a split tax rate?
No. Otis uses a single rate of $5.96 per $1,000 for all property classes.
What is the average single-family tax bill in Otis?
The average single-family tax bill in Otis was $3,365 for FY2026, on an average assessed value of $564,608.
What county is Otis, MA in?
Otis is in Berkshire County, in the southern Berkshire Mountains.
What ZIP codes does Otis use?
Otis is split among three ZIP codes: 01253 (Otis center), 01029 (East Otis), and 01245 (West Otis).
Who supplies electricity in Otis?
Eversource (Western Massachusetts Electric) serves Otis.
Does Otis have curbside trash pickup?
Otis has a transfer station, open Monday, Thursday, Saturday, and Sunday; check the town website for current hours and permit costs.
How far is Otis from Pittsfield?
Otis is about 23 miles southeast of Pittsfield.
Which towns border Otis?
Otis borders Becket, Blandford, Tolland, Sandisfield, Monterey, and Tyringham.
Towns near Otis
Neighbors of Otis, including across the Connecticut line where it applies. All Massachusetts town guides.
Sources
- Otis, Massachusetts - Wikipedia: en.wikipedia.org
- Town of Otis official website: otisma.gov
- Benton Pond photo, Wikimedia Commons: commons.wikimedia.org
- Eversource - Massachusetts communities served: eversource.com
- 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: ToddC4176, CC BY-SA 3.0, via Wikimedia Commons.
- Checked September 25, 2026.