First-time buyer programs
MassHousing sets its own income and price limits for Middlesex County. We check them with you before you shop.
MassHousing home loans
Living in Winchester, Massachusetts
Winchester is a town in Middlesex County about 8.2 miles north of downtown Boston, settled in 1640 and incorporated in 1850. It takes its name from Colonel William P. Winchester of Watertown. The Aberjona River runs through a central valley that roughly bisects the town, feeding several ponds on its way to the Mystic Lakes on Winchester's southern border, and the town's eastern third lies within the Middlesex Fells Reservation.
Winchester at a glance
- $11.08Residential tax rate per $1,000, FY2026
- $18,272Average single-family tax bill, FY2026
- MiddlesexCounty
- 1850Year incorporated
Winchester's zip code
Winchester uses ZIP code 01890.
| Area | Zip code | Where it is |
|---|---|---|
| Winchester Center | 01890 | The town's commercial center, next to the Winchester Center MBTA Commuter Rail station. |
Things to do in Winchester, MA
Start with Middlesex Fells Reservation and Wedge Pond / Borggaard Beach, then 2 more below.
Middlesex Fells Reservation
Hiking trails and woodland covering the eastern third of Winchester, shared with several neighboring towns.
Winchester, MA
Wedge Pond / Borggaard Beach
A swimming area on Wedge Pond.
Winchester, MA
Griffin Museum of Photography
A museum dedicated to photography with rotating exhibitions.
Winchester, MA
Winchester Boat Club
A boat club founded in 1900 on the Mystic Lakes.
Winchester, MA
Around the calendar
- NovemberThanksgiving Day football game vs. WoburnAn annual high school football rivalry game played on Thanksgiving Day.
A little history
Winchester was settled in 1640 and incorporated as its own town on April 30, 1850, taking its name from Colonel William P. Winchester of Watertown.
The Middlesex Canal (1803-1836) and the Boston-Lowell Railroad spurred early growth, and the town evolved from an agrarian and industrial economy into a commuter suburb.
The Aberjona River and the ponds it feeds on its way to the Mystic Lakes roughly bisect the town through a central valley.
Parks, trails and outdoors in Winchester
Winchester's eastern third lies within the Middlesex Fells Reservation, and the Aberjona River valley links a chain of ponds running toward the Mystic Lakes on the town's southern border.
- Middlesex Fells ReservationHiking trails and woodland on Winchester's eastern side.
- Mystic LakesLakes on Winchester's southern border, fed by the Aberjona River.
- Wedge PondA pond with a swimming beach.
- Winter PondOne of several ponds along the Aberjona River system.
Walkability and getting around Winchester
Winchester Center, around the MBTA station and Main Street, is walkable with shops and services close together; outlying neighborhoods are more car-dependent.
Drive times
- Boston, about 8.2 miles
Approximate, without traffic.
By bus or train
MBTA Commuter Rail's Lowell Line serves two Winchester stations, Wedgemere and Winchester Center, connecting to Boston's North Station.
Winchester property taxes
Winchester's FY2026 residential tax rate is $11.08 per $1,000 of assessed value. Commercial, industrial and personal property pay $10.56. Massachusetts assesses homes at full value, so each $100,000 of assessed value costs about $1,108 a year. The average single-family tax bill was $18,272, on an average assessed value of $1,649,138.
Winchester's FY2026 tax rates
$11.08per $1,000, residential
- Residential$11.08 per $1,000
- Commercial, industrial, personal property$10.56 per $1,000
- Average single-family assessed value$1,649,138
- Average single-family tax bill$18,272
- 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 | $12.51 |
| FY2023 | $11.80 |
| FY2024 | $11.33 |
| FY2025 | $11.09 |
| FY2026 | $11.08 |
Look up a Winchester property
- FEMA flood mapWhether a lender will require flood insurance
- Assessors' officeQuestions about a value: 781-721-7111
- Town ClerkVital records and town records
- Registry of DeedsDeeds and mortgages for the county
Buying a home in Winchester
What we check on a Winchester purchase: MassHousing limits, the flood map, the smoke certificate, river valley, smoke/co certificate.
Check the flood zone first
The Aberjona River runs through a central valley and feeds several ponds on its way to the Mystic Lakes on Winchester's southern border, putting some low-lying parcels along that corridor in FEMA-mapped flood zones. We check FEMA's map before you offer.
FEMA's flood map for WinchesterSmoke and CO certificate
Massachusetts requires the seller to get a smoke and carbon monoxide certificate from the Winchester Fire Department before the sale closes. Call 781-729-1800 to schedule.
Winchester Fire Department pageThe Aberjona River valley bisects town
The Aberjona River and the ponds it feeds run through a central valley on the way to the Mystic Lakes. Buyers considering a property near this corridor should check the FEMA flood map.
Fire Department inspection required before closing
Massachusetts law requires a smoke and carbon-monoxide detector certificate of compliance before a home sale closes; in Winchester this is scheduled through the Fire Department.
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 Winchester?
We're licensed in Massachusetts. Send us a Winchester address and we'll run the numbers, taxes included.
Moving to Winchester: utilities, trash and town hall
Who to call in Winchester: Eversource for power.
- ElectricEversource
- WaterTown water is drawn from three reservoirs in the highlands, run by a separate Water and Sewer Division.
- Sewer or septicTown sewer service, run by the Water and Sewer Division.
- Trash and recyclingWinchester has no townwide curbside collection; residents use the town's 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
Winchester Recycling & Transfer Facility
15 McKay Ave. (rear), Winchester, MA 01890 Tue 10am-7pm; Wed 8am-3pm; Thu 12pm-7pm; Fri 8am-3pm; Sat 8am-4pm; closed Sun-Mon
$330 for the first resident sticker, $30 for a second, $50 for a one-day permit, $30 for a low-income permit.
Transfer station detailsTown Hall offices and contacts
Winchester Town Hall is at 71 Mt. Vernon St, Winchester, MA 01890.
- Town HallMain line and website
- Assessor's DepartmentProperty values and assessments.781-721-7111
- Treasurer/CollectorTax billing and payment.781-721-7124
- Town ClerkVital records, elections and licensing.781-721-7130
- Board of HealthTitle 5 septic inspections and public health permits.781-721-7121
- Fire DepartmentFire prevention and smoke/CO certificates for home sales.781-729-1800
- Building DepartmentPermits and inspections.781-721-7115
- Planning DepartmentLand use and development.
- Public WorksRoads, water, sewer and the transfer station.781-721-7100
- Winchester Public LibraryThe town's public library.781-721-7171
- Winchester Public SchoolsThe town's school district.
Winchester, MA FAQ: taxes and town services
What is the property tax rate in Winchester, MA?
Winchester's FY2026 residential tax rate is $11.08 per $1,000 of assessed value. Commercial, industrial and personal property pay $10.56. Massachusetts fiscal years run July 1 to June 30.
How much are property taxes on a $400,000 home in Winchester?
Massachusetts taxes homes on their full assessed value. If a home is assessed at $400,000, that's about $4,432 a year at $11.08 per $1,000. The bill uses the assessor's value, not the sale price.
Does Winchester have a split tax rate?
Yes. Homes pay $11.08 per $1,000 and commercial, industrial and personal property pay $10.56.
What is the average single-family tax bill in Winchester?
The average single-family tax bill in Winchester was $18,272 for FY2026, on an average assessed value of $1,649,138.
What county is Winchester, MA in?
Winchester is in Middlesex County.
What ZIP code does Winchester use?
Winchester uses ZIP code 01890.
Does Winchester have curbside trash pickup?
No. Residents use the Winchester Recycling & Transfer Facility on McKay Avenue with a purchased permit sticker.
Who supplies electricity in Winchester?
Eversource.
Is there a train station in Winchester?
Yes. MBTA Commuter Rail's Lowell Line stops at Wedgemere and Winchester Center, both in town.
Which towns border Winchester?
Winchester borders Woburn, Stoneham, Medford, Arlington and Lexington.
Towns near Winchester
Neighbors of Winchester, including across the Connecticut line where it applies. All Massachusetts town guides.
Sources
- Winchester, Massachusetts - Wikipedia: en.wikipedia.org
- Town of Winchester, MA official website: winchester.us
- Transfer Station/Recycling Center - Winchester, MA: winchester.us
- Town of Winchester Staff Directory: winchester.us
- Winchester 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: JosephBarillari, CC BY-SA 3.0, via Wikimedia Commons.
- Checked September 25, 2026.