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 Sutton, Massachusetts
Sutton is a town in the Blackstone Valley of southern Worcester County, about 15 miles south of Worcester. It was settled in 1704 and incorporated in 1716, after the Massachusetts General Court resolved a land dispute involving Nipmuc claims in the area. The town is spread across several village centers rather than one dense downtown, including Sutton Center, Manchaug and Wilkinsonville.
Sutton at a glance
- $11.55Residential tax rate per $1,000, FY2026
- $7,247Average single-family tax bill, FY2026
- 20-25 minDrive to Worcester
- WorcesterCounty
Sutton's villages and zip codes
Most of Sutton uses 01590; the Manchaug village uses 01526.
| Area | Zip code | Where it is |
|---|---|---|
| Sutton Center | 01590 | The historic town center, where Town Hall and the Sutton Public Library are located. |
| Manchaug | 01526 | A former mill village in the southern part of town. |
| Wilkinsonville | 01590 | A village section in the eastern part of town. |
| West Sutton | 01590 | A section in the western part of town. |
| South Sutton | 01590 | A section in the southern part of town. |
Things to do in Sutton, MA
Start with Blackstone Canal Historic District and Pleasant Valley Country Club, then 1 more below.
Blackstone Canal Historic District
A National Register historic district following the former Blackstone Canal route through town, part of the Blackstone River Valley.
Sutton, MA
Pleasant Valley Country Club
A golf course that has hosted PGA Tour events since 1962.
Sutton, MA
Purgatory Chasm State Reservation
A state reservation with a rock chasm and trails, on the Sutton-Sutton line area of the Blackstone Valley.
Sutton, MA
A little history
The Massachusetts General Court resolved land claims involving the Nipmuc in 1704, after which the area was settled; the town was incorporated in 1716.
The Great Snow of 1717 buried early settlers' cabins under deep drifts soon after the town's founding.
Sutton was designated a Preserve America community in 2004 in recognition of its historic districts, including the Blackstone Canal Historic District.
Parks, trails and outdoors in Sutton
Sutton's spread-out villages sit within the Blackstone Valley, with historic canal-era land and a golf course that has hosted national tournaments.
- Blackstone Canal Historic DistrictHistoric canal-era district along the Blackstone River Valley.
- Purgatory Chasm State ReservationA rock chasm with hiking trails.
Walkability and getting around Sutton
Sutton has no single dense downtown; its village centers, including Sutton Center and Wilkinsonville, have limited sidewalks, and most of the town is built for driving.
Drive times
- Worcester, about 15 miles20-25 min
Approximate, without traffic.
By bus or train
Sutton has no fixed-route bus or train service; residents rely on cars to reach Worcester and the surrounding towns.
Sutton property taxes
Sutton's FY2026 residential tax rate is $11.55 per $1,000 of assessed value. Massachusetts assesses homes at full value, so each $100,000 of assessed value costs about $1,155 a year. The average single-family tax bill was $7,247, on an average assessed value of $627,445.
Sutton's FY2026 tax rates
$11.55per $1,000, residential
- Residential$11.55 per $1,000
- Average single-family assessed value$627,445
- Average single-family tax bill$7,247
- 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 | $15.18 |
| FY2023 | $13.85 |
| FY2024 | $12.68 |
| FY2025 | $12.02 |
| FY2026 | $11.55 |
Look up a Sutton property
- FEMA flood mapWhether a lender will require flood insurance
- Assessors' officeQuestions about a value
- Town ClerkVital records and town records
- Registry of DeedsDeeds and mortgages for the county
Buying a home in Sutton
What we check on a Sutton purchase: MassHousing limits, the flood map, the smoke certificate, smoke certificate, well & septic.
Check the flood zone first
The Blackstone River watershed, including brooks and ponds around Manchaug and Wilkinsonville, puts some low-lying parcels in Sutton within FEMA-mapped flood zones. We check FEMA's map before you offer.
FEMA's flood map for SuttonSmoke and CO certificate
Massachusetts requires the seller to get a smoke and carbon monoxide certificate from the Sutton Fire Department before the sale closes.
Smoke and CO certificate required before closing
Massachusetts sellers need a smoke and carbon-monoxide detector compliance certificate from the local Fire Department before a home can close. We build that inspection into the closing timeline.
Confirm well and Title 5 septic status
Sutton's spread-out villages mean many homes rely on private wells and septic systems. Buyers should confirm well water quality and get a current Title 5 septic inspection 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 Sutton?
We're licensed in Massachusetts. Send us a Sutton address and we'll run the numbers, taxes included.
Moving to Sutton: utilities, trash and town hall
Who to call in Sutton: National Grid, with a Sutton Power Choice municipal aggregation program available to residents for power.
- ElectricNational Grid, with a Sutton Power Choice municipal aggregation program available to residents
- 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
Sutton Town Hall is at 4 Uxbridge Rd, Sutton, MA 01590. Hours: Mon, Wed, Thu 8am-4pm; Tue 8am-5pm; Fri 8am-noon. Main line: 508-917-7000.
- Town HallMain line and website508-917-7000
- AssessorProperty values and assessments.
- Tax CollectorProperty tax billing and collection.
- Town ClerkVital records and elections.
- Building DepartmentBuilding permits and inspections.
- PlanningZoning and land-use applications.
- Department of Public WorksRoads and town infrastructure.
- Board of HealthTitle 5 septic inspections and wells.
- Sutton Public LibraryThe town's public library.508-865-8752
- Sutton Public SchoolsThe town's public school district.
Sutton, MA FAQ: taxes and town services
What is the property tax rate in Sutton, MA?
Sutton's FY2026 residential tax rate is $11.55 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 Sutton?
Massachusetts taxes homes on their full assessed value. If a home is assessed at $400,000, that's about $4,620 a year at $11.55 per $1,000. The bill uses the assessor's value, not the sale price.
Does Sutton have a split tax rate?
No. Sutton uses a single rate of $11.55 per $1,000 for all property classes.
What is the average single-family tax bill in Sutton?
The average single-family tax bill in Sutton was $7,247 for FY2026, on an average assessed value of $627,445.
What county is Sutton, MA in?
Sutton is in Worcester County.
What ZIP codes does Sutton use?
Most of Sutton uses 01590; the Manchaug village uses 01526.
Who supplies electricity in Sutton?
National Grid serves Sutton, with a Sutton Power Choice municipal aggregation program available to residents.
Is there public transit in Sutton?
No. Sutton has no fixed-route bus or train service.
How far is Sutton from Worcester?
Sutton is about 15 miles from Worcester, roughly a 20-25 minute drive.
Which towns border Sutton?
Sutton borders Douglas, Grafton, Millbury, Northbridge, Oxford and Uxbridge.
Towns near Sutton
Neighbors of Sutton, including across the Connecticut line where it applies. All Massachusetts town guides.
Sources
- Sutton, Massachusetts - Wikipedia: en.wikipedia.org
- Town of Sutton official website: suttonma.gov
- Sutton Public Library: suttonpubliclibrary.org
- Sutton Public Schools: suttonschools.net
- Sutton 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: John Phelan, CC BY 4.0, via Wikimedia Commons.
- Checked September 25, 2026.