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 loans
Living in Shutesbury, Massachusetts
Shutesbury is a town in Franklin County in the Pioneer Valley, east of Amherst. It was first settled in 1735 as "Road Town" for its roadless, hilly geography and incorporated in 1761 under the name of colonial governor Samuel Shute. Lake Wyola sits in the town's northwest corner and the Quabbin Reservoir runs along its eastern edge.
Shutesbury at a glance
- $16.21Residential tax rate per $1,000, FY2026
- $6,763Average single-family tax bill, FY2026
- 20-25 minDrive to Amherst
- FranklinCounty
Shutesbury's zip code
Shutesbury's main ZIP code is 01072; some parcels near the borders share ZIP codes with Amherst (01002) and New Salem (01355).
| Area | Zip code | Where it is |
|---|---|---|
| Shutesbury center | 01072 | Around Cooleyville Road, where Town Hall and the M.N. Spear Memorial Library are located. |
Things to do in Shutesbury, MA
Start with Lake Wyola State Park and M.N. Spear Memorial Library.
Lake Wyola State Park
A state-managed park on Lake Wyola in Shutesbury's northwest corner, with a swimming beach and picnic area.
West Pelham Road, Shutesbury, MA
M.N. Spear Memorial Library
The town's public library, built in 1902, near Town Hall in the town center.
Cooleyville Road, Shutesbury, MA
Plan a visit
A little history
The area was first settled in 1735 and known as "Road Town" because of its difficult, roadless hill-country terrain.
The town was incorporated in 1761 and named for Samuel Shute, a colonial governor of the Province of Massachusetts Bay.
A December 2008 ice storm caused significant damage to trees and power lines across town.
Parks, trails and outdoors in Shutesbury
A 1,200-foot ridge dominates the town center, and Lake Wyola and the edge of the Quabbin Reservoir give Shutesbury water access alongside its wooded hills.
- Lake WyolaA lake in the town's northwest corner, formerly known as Locks Pond, with a state park beach.
- Quabbin ReservoirMassachusetts's largest inland body of water runs along Shutesbury's eastern edge, with watershed land open for hiking and fishing by permit.
Walkability and getting around Shutesbury
Shutesbury's town center is small and spread out along Cooleyville Road with no real commercial cluster or sidewalks; the town is rural and hilly, and a car is needed for all errands and commuting.
Drive times
- Amherst, about 10 miles20-25 min
- Bradley International Airport, about 45 miles50-60 min
Approximate, without traffic.
By bus or train
Shutesbury has no fixed-route public transit or train station of its own; the nearest Amtrak service is in Amherst or Northampton, about 20-25 minutes away.
Shutesbury property taxes
Shutesbury's FY2026 residential tax rate is $16.21 per $1,000 of assessed value. Commercial, industrial and personal property pay $16.19. Massachusetts assesses homes at full value, so each $100,000 of assessed value costs about $1,621 a year. The average single-family tax bill was $6,763, on an average assessed value of $417,225.
Shutesbury's FY2026 tax rates
$16.21per $1,000, residential
- Residential$16.21 per $1,000
- Commercial, industrial, personal property$16.19 per $1,000
- Average single-family assessed value$417,225
- Average single-family tax bill$6,763
- 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 | $21.83 |
| FY2023 | $18.44 |
| FY2024 | $17.83 |
| FY2025 | $15.83 |
| FY2026 | $16.21 |
Look up a Shutesbury property
- FEMA flood mapWhether a lender will require flood insurance
- Town ClerkVital records and town records
- Assessors' officeQuestions about a value: 413-259-3790
- Registry of DeedsDeeds and mortgages for the county
Buying a home in Shutesbury
What we check on a Shutesbury purchase: MassHousing limits, the flood map, the smoke certificate, rural utilities, quabbin watershed.
Check the flood zone first
Flood zones are set address by address. We check FEMA's map before you offer.
FEMA's flood map for ShutesburySmoke and CO certificate
Massachusetts requires the seller to get a smoke and carbon monoxide certificate from the Shutesbury Fire Department before the sale closes. Call 413-259-1211 to schedule.
Shutesbury Fire Department pageConfirm well, septic and internet service
Shutesbury is a rural, hilly Franklin County town; buyers should confirm whether a specific property relies on a private well and septic system, and check availability of the town's ShutesburyNET broadband service, before making an offer.
Check proximity to Quabbin Reservoir land
The Quabbin Reservoir and its protected watershed run along Shutesbury's eastern edge; land near the reservoir may be state-owned watershed land with use restrictions rather than buildable 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 Shutesbury?
We're licensed in Massachusetts. Send us a Shutesbury address and we'll run the numbers, taxes included.
Moving to Shutesbury: utilities, trash and town hall
Who to call in Shutesbury: Eversource and National Grid both serve parts of Shutesbury; the town also runs a Community Choice Aggregation program, approved at the June 2023 Annual Town Meeting, that competitively bids the power supply through Colonial Power Group. for power.
- ElectricEversource and National Grid both serve parts of Shutesbury; the town also runs a Community Choice Aggregation program, approved at the June 2023 Annual Town Meeting, that competitively bids the power supply through Colonial Power Group.
- Trash and recyclingThe town uses a trash bag sticker system with a posted collection schedule; see the town website for current details.
- 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
Shutesbury Town Hall is at 1 Cooleyville Road, PO Box 276, Shutesbury, MA 01072. Hours: Monday-Thursday, 8:30 am-4:30 pm. Main line: 413-259-1214.
- Town HallMain line and website413-259-1214
- Town ClerkVital records, elections and voter registration413-259-1204
- Assessor's OfficeProperty values and assessments413-259-3790
- Land Use / PlanningZoning and land use permitting413-259-3792
- Tax CollectorProperty tax billing and collection, with online payment
- Fire DepartmentFire suppression and emergency management; smoke/CO certificates413-259-1211
- M.N. Spear Memorial LibraryPublic library
Shutesbury, MA FAQ: taxes and town services
What is the property tax rate in Shutesbury, MA?
Shutesbury's FY2026 residential tax rate is $16.21 per $1,000 of assessed value. Commercial, industrial and personal property pay $16.19. Massachusetts fiscal years run July 1 to June 30.
How much are property taxes on a $400,000 home in Shutesbury?
Massachusetts taxes homes on their full assessed value. If a home is assessed at $400,000, that's about $6,484 a year at $16.21 per $1,000. The bill uses the assessor's value, not the sale price.
Does Shutesbury have a split tax rate?
Yes. Homes pay $16.21 per $1,000 and commercial, industrial and personal property pay $16.19.
What is the average single-family tax bill in Shutesbury?
The average single-family tax bill in Shutesbury was $6,763 for FY2026, on an average assessed value of $417,225.
What county is Shutesbury, MA in?
Shutesbury is in Franklin County.
What ZIP code does Shutesbury use?
Shutesbury's main ZIP code is 01072.
Who supplies electricity in Shutesbury?
Eversource and National Grid serve parts of town; Shutesbury also runs a Community Choice Aggregation program that competitively bids the power supply.
How far is Shutesbury from Amherst?
Shutesbury is about 10 miles east of Amherst, roughly a 20-25 minute drive.
Is there a lake in Shutesbury?
Yes. Lake Wyola sits in the town's northwest corner and has a state park with a swimming beach.
Which towns border Shutesbury?
Shutesbury borders Wendell, New Salem, Pelham, Amherst and Leverett.
Towns near Shutesbury
Neighbors of Shutesbury, including across the Connecticut line where it applies. All Massachusetts town guides.
Sources
- Shutesbury, Massachusetts - Wikipedia: en.wikipedia.org
- Town of Shutesbury official website: shutesbury.org
- Shutesbury Fire Department: shutesbury.org
- Aggregation FAQs - Shutesbury.org: shutesbury.org
- Community Church, Shutesbury 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: John Phelan, CC BY-SA 4.0, via Wikimedia Commons.
- Checked September 25, 2026.